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Single Family ResidenceResidential
$634,129$486 / 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 Aug 30, 2026

13625 MUSCATINE ST

ARLETA, CA 91331
3
Beds
2
Baths
1,306 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.
0.14 ac
Lot SizeThe size of the land the home sits on, from county records.
1952
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$634K
$556K low$713K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,787 (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.$291,739 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$183,712
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$108,027
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$286,019

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.0.14
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.Rock / Gravel
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.No

Transaction History(5)

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
Canterbury Avenue Elementary SchoolA-
Elementary · Grades KG–5 · 0.4 mi
M
Richard E. Byrd Middle SchoolC
Middle · Grades 6–8 · 1.2 mi
H
Francis Polytechnic Senior High SchoolB-
High · Grades 9–12 · 1.5 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 91331These 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.54
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.112
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.582

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.9.5%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.98,280
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.10,773 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$66,370
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$90,730
Average tempThe average temperature here across a full year.64°F
Annual precipHow much rain and melted snow falls here in a typical year.16 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

13625 Muscatine St 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 less than 75% of homes in Los Angeles County
  • Costs less per square foot than 68% of homes in Los Angeles County
  • Smaller than 69% of homes in Los Angeles County
  • Has a smaller lot than 92% of homes in Pacoima 91331

What homes are worth in Pacoima 91331

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

This home
$349K$945K

This home is worth more than 54% of homes in Pacoima 91331.

How it measures up in Pacoima 91331

The dot is this home. The mark in the middle is the typical home in Pacoima 91331.

Estimated value$634,129
CheaperTypical $619,407Pricier

Pricier than 54% of homes nearby

Price per ft²$486
CheaperTypical $464Pricier

Pricier than 58% of homes nearby

Living area1,306 ft²
SmallerTypical 1,310 ft²Bigger

Bigger than 50% of homes nearby

Lot size0.14 ac
SmallerTypical 0.17 acBigger

Bigger than 8% of homes nearby

Year built1952
OlderTypical 1953Newer

Newer than 43% of homes nearby

How 13625 Muscatine St ranks against every home in each area.
MeasureThis homeArletaPacoima 91331Los Angeles County
Estimated valuepricier than$634,12945% of homes54% of homes25% of homes
Price per ft²pricier than$48658% of homes58% of homes32% of homes
Living areabigger than1,306 ft²46% of homes50% of homes31% of homes
Lot sizebigger than0.14 ac9% of homes8% of homes26% of homes
Year builtnewer than195247% of homes43% of homes38% of homes

About 13625 Muscatine St

How much is 13625 Muscatine St, Arleta, CA worth?

The TopHap Estimate for 13625 Muscatine St, Arleta, CA is $634,129 as of Aug 30, 2026. The likely range is $555,648 to $712,610. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 13625 Muscatine St, Arleta, CA last sell?

13625 Muscatine St, Arleta, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 13625 Muscatine St, Arleta, CA?

13625 Muscatine St, Arleta, CA has 3 bedrooms, 2 bathrooms, 1,306 square feet of living space and a 0.14-acre lot.

When was 13625 Muscatine St, Arleta, CA built?

13625 Muscatine St, Arleta, CA was built in 1952, making it 74 years old. It is a conventional home. The building has 1 story.

What schools serve 13625 Muscatine St, Arleta, CA?

13625 Muscatine St, Arleta, CA is assigned to Canterbury Avenue Elementary School (elementary), rated A-; Richard E. Byrd Middle School (middle), rated C; Francis Polytechnic Senior High School (high), rated B-. All sit in Los Angeles Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 13625 Muscatine St, Arleta, CA compare to other homes in Pacoima 91331?

Among the 16,659 homes in Pacoima 91331, it is worth more than 54% of them ($634,129 against a typical $619,407), its price per square foot is higher than 58% of them ($486 against a typical $464), it is bigger than 50% of them (1,306 ft² against a typical 1,310 ft²), its lot is bigger than 8% of them (0.14 ac against a typical 0.17 ac) and it is newer than 43% of them (1952 against a typical 1953). Measured against all of Los Angeles County, it is worth more than 25% 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 13625 Muscatine St, Arleta, CA?

The 2025 property tax bill for 13625 Muscatine St, Arleta, CA was $6,787. The county assessed it at $291,739.

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