Los Angeles County property record for 8401 Ranchito Ave, Panorama City, CA 91402
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,399 sqft · built 1949 |
| Lot Size | 0.137 acres (5,969 sqft) |
| Owner | Individual Name on File |
| Last Sale | $250,000 (Dec 2012) |
| Tax Bill | $3,925 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 2638-036-006 |
| Primary APN | 2638-036-006 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,399 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 | Gable |
| Roof Material | Gravel |
| Lot Area | 5,969 sqft (0.137 acres) |
| Lot Dimensions | 100 ft deep x 60 ft wide |
| Cooling System | Evaporative |
|---|---|
| Heating System | Floor/Wall Furnace |
| Street Address | 8401 RANCHITO AVE |
|---|---|
| City | PANORAMA CITY |
| State | CA |
| Zip | 91402-3801 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LAR1 |
| Legal Description | TRACT # 15479 LOT 6 |
| Legal Subdivision | 15479 |
| Legal Tract | 15479 |
| Legal Block | 3 |
| Legal Lot Number | 6 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 3 |
| Census Block | 3012 |
| Census Tract | 119900 |
8401 Ranchito Ave is owned and occupied by an individual who bought it in December 2012.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 8401 RANCHITO AVE, PANORAMA CITY, CA 91402-3801 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
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 | Name on Deed |
|---|---|
| Last Sale | Dec 7, 2012 · Amount on File |
| Deed Sale | Dec 7, 2012 · Amount on File |
| Prior Sale | Jan 10, 2005 · Amount on File |
| Deed Document Number | 20121888079 |
| Prior Transfer Date | Nov 17, 1995 |
| Prior Transfer Doc | 0001868745 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 8401 Ranchito Ave was $3,925 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 | $313,999 (+2%) Land $179,861 Building $134,138 | |
| 2025 | $3,925.00 Homeowner's exemption | $307,843 Land $176,335 Building $131,508 |
| 2023 | $3,800.00 (+4.71%) Homeowner's exemption | $295,891 Land $169,489 Building $126,402 |
| 2022 | $3,629.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 8401 Ranchito Ave in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2011.
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 |
| Nearby Flood Claims | 1 (2011) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Mar 2011 · other causes |
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 8401 Ranchito 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 860 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| 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 · Fiber, DSL in parts of the area | 100 / 20 |
May also be available: GeoLinks, Starry.
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