8654 Ranchito Ave, Panorama City, CA 91402 Property Records

Los Angeles County property record for 8654 Ranchito Ave, Panorama City, CA 91402

Property Summary

Property Type	Single Family Home
Details	3 bd · 1 ba · 1,696 sqft · built 1950
Lot Size	0.135 acres (5,900 sqft)
Owner	2 Individual Names on File
Last Sale	$350,000 (Jul 2015)
Tax Bill	$4,366 (2025)
Deeds & Mortgages	Apr 2021 Mortgage May 2017 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`2637-002-021`

Property Details

APN / Parcel Number

Primary APN	`2637-002-021`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Total Rooms	6 Rooms
Stories	1 Story
Building Area	1,696 sqft Living Area

Exterior

Year Built	Built 1950
Effective Year Built	Effective 1972
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Gravel
Lot Area	5,900 sqft (0.135 acres)
Lot Dimensions	100 ft deep x 59 ft wide

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	8654 RANCHITO AVE
City	PANORAMA CITY
State	CA
Zip	91402-3314
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LAR1
Legal Description	TRACT # 14616 LOT 76
Legal Subdivision	14616
Legal Tract	14616
Legal Block	1
Legal Lot Number	76
Jurisdiction	LOS ANGELES CA
Township / Civil Division	SAN FERNANDO VALLEY
Census Block Group	1
Census Block	1009
Census Tract	119900

Owner

8654 Ranchito Ave is owned and occupied by two individuals who bought it in July 2015.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record	2 Individual Names on File
Mailing Address	8654 RANCHITO AVE, PANORAMA CITY, CA 91402-3314
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Apr 27, 2021	Deed of Trust, Mortgage · Conventional Mortgage QUICKEN LOANS LLC
May 18, 2017	Deed of Trust, Mortgage · Conventional Mortgage PENNYMAC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jul 6, 2015 · Amount on File
Deed Sale	Jul 6, 2015 · Amount on File
Deed Document Number	2015803310
Prior Transfer Date	Feb 8, 2006
Prior Transfer Doc	0000346976
Record Updated	Oct 29, 2026

April 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	8654 RANCHITO AVE, PANORAMA CITY, CA 91402-3314
Transaction Type	Mortgage
Record Updated	May 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	8654 RANCHITO AVE, PANORAMA CITY, CA 91402-3314

Mortgage

Document Number	0000668221
Date	Apr 27, 2021
Instrument	21-0668221

Lender

Name	QUICKEN LOANS LLC
Type	Mortgage Company
Address	DETROIT, MI 48226

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	May 1, 2051

May 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	8654 RANCHITO AVE, PANORAMA CITY, CA 91402-3314
Document Number	0000602114
Instrument Date	May 18, 2017
Transaction Type	Mortgage
Record Updated	Jun 6, 2017
Title Company	SERVICELINK

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	8654 RANCHITO AVE PANORAMA CITY CA 914023314, PANORAMA CITY, CA 91402-3314

Mortgage

Document Number	0000602114
Date	May 31, 2017
Instrument	602114

Lender

Name	PENNYMAC
Address	WESTLAKE VILLAGE, CA 91361

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	May 30, 2047

Tax Assessment & Valuation

The 2025 property tax bill for 8654 Ranchito Ave was $4,366.

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Municipality	Los Angeles City
Unified School District	Los Angeles Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$344,388 (+2%) Land $174,953 Building $169,435
2025	$4,366.00	$337,636 Land $171,523 Building $166,113
2023	$4,230.00 (+4.7%)	$324,526 Land $164,863 Building $159,663
2022	$4,040.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

FEMA maps place 8654 Ranchito Ave in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

The area around 8654 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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 734 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

May also be available: AT&T, GeoLinks, Starry.

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