Los Angeles County property record for 6854 Forbes Ave, Van Nuys, CA 91406
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,440 sqft · built 1949 |
| Lot Size | 0.34 acres (14,800 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $235,000 (May 1997) |
| Tax Bill | $4,909 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 2225-014-001 |
| Primary APN | 2225-014-001 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,440 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1949 |
|---|---|
| Effective Year Built | Effective 1951 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Composition Shingle |
| Lot Area | 14,800 sqft (0.34 acres) |
| Lot Dimensions | 150 ft deep x 99 ft wide |
| Garage Type | Attached |
| Cooling System | Window A/C |
|---|---|
| Heating System | Central |
| Water Source | Commercial |
| Street Address | 6854 FORBES AVE |
|---|---|
| City | VAN NUYS |
| State | CA |
| Zip | 91406-4516 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LAR1 |
| Legal Description | TRACT # 1338 LOT COM N 200 FT FROM SW CO R OF LOT 71 TH N 85 FT TH E 10 FT TH NE ON A CURVE CONCAVE TO SE RADIUS EQUALS 1 5 FT 23.56 FT TH E 125 FT TH S 100 FT TH W 150 FT TO BEG PART OF LOT 71 |
| Legal Subdivision | 1338 |
| Legal Tract | 1338 |
| Legal Block | 3 |
| Legal Lot Number | 71 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 3 |
| Census Block | 3001 |
| Census Tract | 132102 |
6854 Forbes Ave is owner-occupied and held in a trust since February 2004.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 6854 FORBES AVE, VAN NUYS, CA 91406-4516 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Living Trust |
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 | May 29, 1997 · Amount on File |
| Deed Sale | May 29, 1997 · Amount on File |
| Deed Document Number | 1997793431 |
| Last Transfer Date | Feb 27, 2004 |
| Transfer Doc | 0000699413 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 6854 Forbes Ave was $4,909 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 | $390,370 (+2%) Land $254,160 Building $136,210 | |
| 2025 | $4,909.00 Homeowner's exemption | $382,717 Land $249,177 Building $133,540 |
| 2023 | $4,753.00 (+4.67%) Homeowner's exemption | $367,857 Land $239,502 Building $128,355 |
| 2022 | $4,541.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 6854 Forbes Ave in Zone X, an area of minimal flood risk.
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 | 2 in force |
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.
The area around 6854 Forbes Ave 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 671 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 | 1,000 / 75 |
| Starlink Satellite | 280 / 30 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T DSL · Fiber in parts of the area | 100 / 20 |
May also be available: GeoLinks.
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