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Single Family ResidenceResidential
$1,386,877$368 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 88How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $889,000 on Dec 22, 2006

13452 GLENWOOD DR

RANCHO CASCADES, CA 91342
4
Beds
4
Baths
3,768 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.24 ac
Lot SizeThe size of the land the home sits on, from county records.
2006
Year BuiltThe year the home was originally built, according to county records.

Valuation

$1.4M
$1.2M low$1.6M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$889,000 · Dec 22, 2006
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$781,877
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$625,502
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.39%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$505,000
CROSSCOUNTRY MORTGAGE LLC · recorded Feb 24, 2021
2nd MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$100,000
WASHINGTON MUTUAL BANK

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$14,640 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$1,180,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$432,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$748,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,140,000

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.19 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyLOS ANGELES
Lot (acres)The size of the land the home sits on, from county records.0.24
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Herrick Avenue ElementaryC+
Elementary · Grades KG–5 · 0.3 mi
M
Olive Vista Middle SchoolB
Middle · Grades 6–8 · 1.2 mi
H
Sylmar Charter High SchoolC+
High · Grades 9–12 · 1.8 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 91342These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.51
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.108
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.710

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.7%
PopulationHow many people live in this area.93,742
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,806 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,037
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$106,041
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.22 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

13452 Glenwood Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in Sylmar 91342
  • Costs less per square foot than 92% of homes in Sylmar 91342
  • Among the largest homes in Sylmar 91342
  • Has a bigger lot than 71% of homes in Los Angeles County
  • Newer than 95% of homes in Los Angeles County

What homes are worth in Sylmar 91342

Each bar is how many homes fall in that price range. The marker is this home.

This home
$397K$1.3M

This home is worth more than almost all homes in Sylmar 91342.

How it measures up in Sylmar 91342

The dot is this home. The mark in the middle is the typical home in Sylmar 91342.

Estimated value$1,386,877
CheaperTypical $761,778Pricier

Pricier than almost all homes nearby

Price per ft²$368
CheaperTypical $487Pricier

Pricier than 8% of homes nearby

Living area3,768 ft²
SmallerTypical 1,494 ft²Bigger

Bigger than almost all homes nearby

Lot size0.24 ac
SmallerTypical 0.2 acBigger

Bigger than 56% of homes nearby

Year built2006
OlderTypical 1965Newer

Newer than 92% of homes nearby

How 13452 Glenwood Dr ranks against every home in each area.
MeasureThis homeSylmar 91342Los Angeles County
Estimated valuepricier than$1,386,877almost all homes81% of homes
Price per ft²pricier than$3688% of homes10% of homes
Living areabigger than3,768 ft²almost all homes93% of homes
Lot sizebigger than0.24 ac56% of homes71% of homes
Year builtnewer than200692% of homes95% of homes

About 13452 Glenwood Dr

How much is 13452 Glenwood Dr, Rancho Cascades, CA worth?

The TopHap Estimate for 13452 Glenwood Dr, Rancho Cascades, CA is $1,386,877 as of Jul 14, 2026. The likely range is $1,214,342 to $1,559,412. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 13452 Glenwood Dr, Rancho Cascades, CA last sell?

13452 Glenwood Dr, Rancho Cascades, CA last sold on Dec 22, 2006 for $889,000, according to the county's recorded deed.

How big is 13452 Glenwood Dr, Rancho Cascades, CA?

13452 Glenwood Dr, Rancho Cascades, CA has 4 bedrooms, 4 bathrooms, 3,768 square feet of living space and a 0.24-acre lot.

When was 13452 Glenwood Dr, Rancho Cascades, CA built?

13452 Glenwood Dr, Rancho Cascades, CA was built in 2006, making it 20 years old.

What schools serve 13452 Glenwood Dr, Rancho Cascades, CA?

13452 Glenwood Dr, Rancho Cascades, CA is assigned to Herrick Avenue Elementary (elementary), rated C+; Olive Vista Middle School (middle), rated B; Sylmar Charter High School (high), rated C+. All sit in Los Angeles Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 13452 Glenwood Dr, Rancho Cascades, CA compare to other homes in Sylmar 91342?

Among the 20,596 homes in Sylmar 91342, it is worth more than almost all of them ($1,386,877 against a typical $761,778), its price per square foot is higher than 8% of them ($368 against a typical $487), it is bigger than almost all of them (3,768 ft² against a typical 1,494 ft²), its lot is bigger than 56% of them (0.24 ac against a typical 0.2 ac) and it is newer than 92% of them (2006 against a typical 1965). Measured against all of Los Angeles County, it is worth more than 81% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 13452 Glenwood Dr, Rancho Cascades, CA?

The 2025 property tax bill for 13452 Glenwood Dr, Rancho Cascades, CA was $14,640. The county assessed it at $1,180,000.

Closest homes

More homes in Rancho Cascades 91342

Assigned schools

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