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Single Family ResidenceResidential
$828,792$589 / 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 86How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

13550 HERRICK AVE

RANCHO CASCADES, CA 91342
3
Beds
2
Baths
1,408 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.
0.4 ac
Lot SizeThe size of the land the home sits on, from county records.
1959
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$829K
$712K low$946K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,800 (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.$215,823 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$69,676
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$146,147
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$211,592

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.6 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
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountyLOS ANGELES
Lot (acres)The size of the land the home sits on, from county records.0.40
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Evaporative
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(1)

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 · 1.1 mi
H
Sylmar Charter High SchoolC+
High · Grades 9–12 · 1.7 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%

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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

13550 Herrick Ave 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.

  • Worth more than 71% of homes in Sylmar 91342
  • Costs more per square foot than 85% of homes in Sylmar 91342
  • Has a bigger lot than 81% of homes in Los Angeles County
  • Older than 66% of homes in Sylmar 91342

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
$389K$1.3M

This home is worth more than 71% of 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$828,792
CheaperTypical $735,072Pricier

Pricier than 71% of homes nearby

Price per ft²$589
CheaperTypical $476Pricier

Pricier than 85% of homes nearby

Living area1,408 ft²
SmallerTypical 1,500 ft²Bigger

Bigger than 43% of homes nearby

Lot size0.4 ac
SmallerTypical 0.2 acBigger

Bigger than 67% of homes nearby

Year built1959
OlderTypical 1966Newer

Newer than 34% of homes nearby

How 13550 Herrick Ave ranks against every home in each area.
MeasureThis homeSylmar 91342Los Angeles County
Estimated valuepricier than$828,79271% of homes51% of homes
Price per ft²pricier than$58985% of homes56% of homes
Living areabigger than1,408 ft²43% of homes38% of homes
Lot sizebigger than0.4 ac67% of homes81% of homes
Year builtnewer than195934% of homes54% of homes

About 13550 Herrick Ave

How much is 13550 Herrick Ave, Rancho Cascades, CA worth?

The TopHap Estimate for 13550 Herrick Ave, Rancho Cascades, CA is $828,792 as of Aug 30, 2026. The likely range is $711,578 to $946,006. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 13550 Herrick Ave, Rancho Cascades, CA last sell?

13550 Herrick Ave, Rancho Cascades, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 13550 Herrick Ave, Rancho Cascades, CA?

13550 Herrick Ave, Rancho Cascades, CA has 3 bedrooms, 2 bathrooms, 1,408 square feet of living space and a 0.40-acre lot.

When was 13550 Herrick Ave, Rancho Cascades, CA built?

13550 Herrick Ave, Rancho Cascades, CA was built in 1959, making it 67 years old. It is a conventional home. The building has 1 story.

What schools serve 13550 Herrick Ave, Rancho Cascades, CA?

13550 Herrick Ave, 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 13550 Herrick Ave, Rancho Cascades, CA compare to other homes in Sylmar 91342?

Among the 20,579 homes in Sylmar 91342, it is worth more than 71% of them ($828,792 against a typical $735,072), its price per square foot is higher than 85% of them ($589 against a typical $476), it is bigger than 43% of them (1,408 ft² against a typical 1,500 ft²), its lot is bigger than 67% of them (0.4 ac against a typical 0.2 ac) and it is newer than 34% of them (1959 against a typical 1966). Measured against all of Los Angeles County, it is worth more than 51% 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 13550 Herrick Ave, Rancho Cascades, CA?

The 2025 property tax bill for 13550 Herrick Ave, Rancho Cascades, CA was $2,800. The county assessed it at $215,823.

More homes on Herrick Ave

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More homes in Rancho Cascades 91342

Assigned schools

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