Los Angeles County property record for 5227 Bianca Ave, Encino, CA 91316
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 3,242 sqft · built 1962 |
| Lot Size | 0.475 acres (20,679 sqft) |
| Owner | 2 Company Names on File |
| Last Sale | $1,409,000 (Mar 2014) |
| Tax Bill | $20,989 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 2257-001-013 |
| Primary APN | 2257-001-013 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 15 Rooms |
| Stories | 1 Story |
| Building Area | 3,242 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1962 |
|---|---|
| Effective Year Built | Effective 1962 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Wood Shingle |
| Lot Area | 20,679 sqft (0.475 acres) |
| Lot Depth | 130 ft Depth |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 5227 BIANCA AVE |
|---|---|
| City | ENCINO |
| State | CA |
| Zip | 91316-2507 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LARA |
| Legal Description | TR=25718*(EX OF ST) LOT 1 |
| Legal Subdivision | 25718 |
| Legal Tract | 25718 |
| Legal Block | 2 |
| Legal Lot Number | 1 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 2 |
| Census Block | 2002 |
| Census Tract | 139600 |
5227 Bianca Ave is owned by a company that bought it in March 2014 and is owner-occupied.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Company Names on File |
|---|---|
| Mailing Address | 5227 BIANCA AVE, ENCINO, CA 91316-2507 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Borrower in Default |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Mar 19, 2014 · Amount on File |
| Deed Sale | Mar 19, 2014 · Amount on File |
| Deed Document Number | 2014272223 |
| Prior Transfer Date | Jun 1, 2012 |
| Prior Transfer Doc | 0000928271 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 5227 Bianca Ave was $20,989 with a homeowner's exemption.
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 | $1,761,774 (+2%) Land $1,350,406 Building $411,368 | |
| 2025 | $20,989.00 Homeowner's exemption | $1,727,230 Land $1,323,928 Building $403,302 |
| 2023 | $20,333.00 (+4.88%) Homeowner's exemption | $1,660,162 Land $1,272,519 Building $387,643 |
| 2022 | $19,386.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 5227 Bianca Ave in Zone X, an area of minimal flood risk, though there have been 8 flood claims nearby since 1980.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 7 (15% premium discount) |
| Nearby Flood Policies | 8 in force |
| Nearby Flood Claims | 8 (1980–2011) |
| Claims Outside the SFHA | 6 of 8 |
| Most Recent Claim | Mar 2011 · rainfall accumulation |
| Claims by Event |
|
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 5227 Bianca Ave is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · lower than 88% of California |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond 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 324 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless · DSL in parts of the area | 100 / 20 |
May also be available: GeoLinks, Starry.
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