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Single Family ResidenceResidential
$376,294$123 / 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 93How 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

16528 ARROYA AVE

DOS PALOS, CA 93620
3
Beds
2.5
Baths
3,060 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.
1 ac
Lot SizeThe size of the land the home sits on, from county records.
1946
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
9
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$376K
$352K low$401K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,178 (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.$218,266 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$16,192
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$202,074
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$213,987

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.42
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
70
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
69
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
7
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
64
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
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
CountyMERCED
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1958
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
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, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.Yes
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 602 ft²Porch · 602 ft²

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
Dos Palos Elementary School
Elementary · Grades KG–2 · 4.9 mi
H
Dos Palos High SchoolC
High · Grades 9–12 · 5.0 mi
M
Bryant Middle SchoolF
Middle · Grades 6–8 · 5.9 mi

District: Dos Palos-Oro Loma Joint Unified School District

Neighborhood · ZIP 93620These 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.139
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.194

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.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.6.7%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.3%
PopulationHow many people live in this area.11,427
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.59 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$44,808
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$66,043
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.11 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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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

16528 Arroya 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 89% of homes in Dos Palos 93620
  • Among the lowest price per square foot in Merced County
  • Bigger than 98% of homes in Dos Palos 93620
  • Has a bigger lot than 95% of homes in Merced County
  • Older than 91% of homes in Merced County

What homes are worth in Dos Palos 93620

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

This home
$180K$494K

This home is worth more than 89% of homes in Dos Palos 93620.

How it measures up in Dos Palos 93620

The dot is this home. The mark in the middle is the typical home in Dos Palos 93620.

Estimated value$376,294
CheaperTypical $304,267Pricier

Pricier than 89% of homes nearby

Price per ft²$123
CheaperTypical $214Pricier

Pricier than 3% of homes nearby

Living area3,060 ft²
SmallerTypical 1,325 ft²Bigger

Bigger than 98% of homes nearby

Lot size1 ac
SmallerTypical 0.18 acBigger

Bigger than 90% of homes nearby

Year built1946
OlderTypical 1976Newer

Newer than 20% of homes nearby

How 16528 Arroya Ave ranks against every home in each area.
MeasureThis homeDos Palos 93620Merced County
Estimated valuepricier than$376,29489% of homes47% of homes
Price per ft²pricier than$1233% of homesalmost no homes
Living areabigger than3,060 ft²98% of homes96% of homes
Lot sizebigger than1 ac90% of homes95% of homes
Year builtnewer than194620% of homes9% of homes

About 16528 Arroya Ave

How much is 16528 Arroya Ave, Dos Palos, CA worth?

The TopHap Estimate for 16528 Arroya Ave, Dos Palos, CA is $376,294 as of Aug 30, 2026. The likely range is $351,681 to $400,907. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16528 Arroya Ave, Dos Palos, CA last sell?

16528 Arroya Ave, Dos Palos, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 16528 Arroya Ave, Dos Palos, CA?

16528 Arroya Ave, Dos Palos, CA has 3 bedrooms, 2.5 bathrooms and 3,060 square feet of living space.

When was 16528 Arroya Ave, Dos Palos, CA built?

16528 Arroya Ave, Dos Palos, CA was built in 1946, making it 80 years old. The building has 2 stories.

What schools serve 16528 Arroya Ave, Dos Palos, CA?

16528 Arroya Ave, Dos Palos, CA is assigned to Dos Palos Elementary School (elementary); Dos Palos High School (high), rated C; Bryant Middle School (middle), rated F. All sit in Dos Palos-Oro Loma Joint Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16528 Arroya Ave, Dos Palos, CA compare to other homes in Dos Palos 93620?

Among the 2,270 homes in Dos Palos 93620, it is worth more than 89% of them ($376,294 against a typical $304,267), its price per square foot is higher than 3% of them ($123 against a typical $214), it is bigger than 98% of them (3,060 ft² against a typical 1,325 ft²), its lot is bigger than 90% of them (1 ac against a typical 0.18 ac) and it is newer than 20% of them (1946 against a typical 1976). Measured against all of Merced County, it is worth more than 47% 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 16528 Arroya Ave, Dos Palos, CA?

The 2025 property tax bill for 16528 Arroya Ave, Dos Palos, CA was $2,178. The county assessed it at $218,266.

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