Los Angeles County property record for 416 E Pico Blvd, Los Angeles, CA 90015
| Property Type | Retail Store |
|---|---|
| Details | 11,000 sqft · built 1947 |
| Lot Size | 0.279 acres (12,169 sqft) |
| Owner | Company Name on File |
| Last Sale | $2,825,000 (Sep 2023) |
| Tax Bill | $60,016 (2025) |
| Deeds & Mortgages | Sep 2023 Sale & Mortgage Jul 2023 Sale |
| Flood Zone | Zone X (moderate risk) |
| APN | 5133-023-001 |
| Primary APN | 5133-023-001 |
|---|
| Stories | 1 Story |
|---|---|
| Building Area | 11,000 sqft Total Area |
| Year Built | Built 1947 |
|---|---|
| Effective Year Built | Effective 1955 |
| Construction Type | Masonry / Concrete Block |
| Fire Resistance | Masonry Walls, Wood Interior |
| Lot Area | 12,169 sqft (0.279 acres) |
| Cooling System | None |
|---|
| Street Address | 416 E PICO BLVD |
|---|---|
| City | LOS ANGELES |
| State | CA |
| Zip | 90015-3108 |
| Property Category | Commercial |
| Property Type | Commercial > Retail > Retail Store |
| Local Zoning Code | LAM2 |
| Legal Description | BROWN AND ADAMS SUB ON E PICO ST LOTS 1 AND LOT 2 BLK B |
| Legal Subdivision | BROWN & ADAMS SUB ON EAST PICO STREET |
| Legal Block | B |
| Legal Lot Number | 1,2 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | LOS ANGELES |
| Census Block Group | 1 |
| Census Block | 1040 |
| Census Tract | 226002 |
416 E Pico Blvd, a commercial property, is owned by a company that bought it in September 2023.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 1231 LONG BEACH AVE, LOS ANGELES, CA 90021-2342 |
| Owner Type | Company |
| Vesting | Limited Liability Partnership |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Sep 20, 2023 | Grant Deed, Transfer · Commercial Mortgage MMP FAMILY TRUST |
| Jul 31, 2023 | Grant Deed, Transfer |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Sep 20, 2023 · Amount on File |
| Deed Sale | Sep 20, 2023 · Amount on File |
| Deed Document Number | 2023629142 |
| Prior Transfer Date | Oct 15, 1996 |
| Prior Transfer Doc | 0001677276 |
| Record Updated | Oct 29, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Sep 20, 2023 |
| Property Address | 416 E PICO BLVD, LOS ANGELES, CA 90015-3108 |
| Document Number | 0000629142 |
| Map Reference | MB 5 PG 469 |
| Instrument Date | Sep 13, 2023 |
| Instrument | 23-0629142 |
| Transaction Type | Transfer |
| Record Updated | Sep 29, 2023 |
| Title Company | FIRSTAMERICAN TITLE COMPANY, FIRST AMERICAN TITLE COMPANY |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 1231 LONG BEACH AVE, LOS ANGELES, CA 90021-2342 |
| Document Number | 0000629143 |
|---|---|
| Date | Sep 20, 2023 |
| Instrument | 23-0629143 |
| Name | MMP FAMILY TRUST |
|---|---|
| Type | Private Party |
| Type | Commercial Mortgage |
|---|---|
| Amount | Amount on Record |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Jul 31, 2023 |
| Property Address | 416 E PICO BLVD, LOS ANGELES, CA 90015-3108 |
| Document Number | 0000502508 |
| Map Reference | MB 5 PG 469 |
| Instrument Date | Dec 9, 2022 |
| Instrument | 23-0502508 |
| Transaction Type | Transfer |
| Record Updated | Aug 8, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 6505 GAYHART ST, COMMERCE, CA 90040-2507 |
The 2025 property tax bill for 416 E Pico Blvd was $60,016.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Los Angeles City |
| Unified School District | Los Angeles Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $2,939,130 (-33.95%) Land $2,757,060 Building $182,070 | |
| 2025 | $60,016.00 | $4,450,000 Land $4,120,000 Building $330,000 |
| 2023 | $59,867.00 (+105.86%) | $4,450,000 (-) Land $4,120,000 Building $330,000 |
| 2022 | $29,082.00 | $4,450,000 Land $4,120,000 Building $330,000 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 416 E Pico Blvd in Zone X, an area of moderate flood risk.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026
| FEMA Flood Zone | Zone X moderate risk · 1% annual chance, depth under 1 ft |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 416 E Pico Blvd has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | LOS ANGELES-CITY, DEPT. OF WATER & POWER serves 3,875,566 people · EPA ID CA1910067 |
|---|---|
| Water Source | Surface water |
| Lead | 4 ppb (2021–2023) action level 15 ppb |
| Water Quality | Treatment failure resolved · Jan 2018 |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 356 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Starlink Satellite | 280 / 30 |
| AT&T Fixed Wireless · DSL · Fiber in parts of the area | 100 / 20 |
May also be available: BAI Connect, GeoLinks, Spectrum, Starry, T-Mobile, Verizon.
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