Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$1,260,839$646 / 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 95How 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 $1,110,000 on Oct 20, 2023

449 ARMSTRONG DR

PLACENTIA, CA 92870
4
Beds
2.5
Baths
1,951 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.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
1975
Year BuiltThe year the home was originally built, according to county records.
2
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.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.3M
$1.2M low$1.3M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,110,000 · Oct 20, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$12,943 (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.$1,154,844 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$963,731
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$191,113
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,132,200

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.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.15
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
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
Sierra Vista Elementary SchoolA+
Elementary · Grades KG–6 · 0.2 mi
M
Col. J. K. Tuffree Middle SchoolA
Middle · Grades 7–8 · 0.7 mi
H
El Dorado High SchoolA
High · Grades 9–12 · 0.9 mi

District: Placentia-Yorba Linda Unified School District

Neighborhood · ZIP 92870These 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.70
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.105
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.364

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.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.27%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.4%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.52,456
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.7,618 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$104,439
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$133,532
Average tempThe average temperature here across a full year.64°F
Annual precipHow much rain and melted snow falls here in a typical year.14 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.75%

Owner Tools

Do you own this home?
Claim this home

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

449 Armstrong 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.

  • Worth more than 76% of homes in Placentia 92870
  • Costs more per square foot than 78% of homes in Placentia 92870

What homes are worth in Placentia 92870

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

This home
$453K$1.6M

This home is worth more than 76% of homes in Placentia 92870.

How it measures up in Placentia 92870

The dot is this home. The mark in the middle is the typical home in Placentia 92870.

Estimated value$1,260,839
CheaperTypical $1,088,668Pricier

Pricier than 76% of homes nearby

Price per ft²$646
CheaperTypical $577Pricier

Pricier than 78% of homes nearby

Living area1,951 ft²
SmallerTypical 1,823 ft²Bigger

Bigger than 58% of homes nearby

Lot size0.15 ac
SmallerTypical 0.16 acBigger

Bigger than 39% of homes nearby

Year built1975
OlderTypical 1972Newer

Newer than 60% of homes nearby

How 449 Armstrong Dr ranks against every home in each area.
MeasureThis homePlacentia 92870Orange County
Estimated valuepricier than$1,260,83976% of homes64% of homes
Price per ft²pricier than$64678% of homes60% of homes
Living areabigger than1,951 ft²58% of homes61% of homes
Lot sizebigger than0.15 ac39% of homes55% of homes
Year builtnewer than197560% of homes51% of homes

About 449 Armstrong Dr

How much is 449 Armstrong Dr, Placentia, CA worth?

The TopHap Estimate for 449 Armstrong Dr, Placentia, CA is $1,260,839 as of Jul 14, 2026. The likely range is $1,197,650 to $1,324,028. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 449 Armstrong Dr, Placentia, CA last sell?

449 Armstrong Dr, Placentia, CA last sold on Oct 20, 2023 for $1,110,000, according to the county's recorded deed.

How big is 449 Armstrong Dr, Placentia, CA?

449 Armstrong Dr, Placentia, CA has 4 bedrooms, 2.5 bathrooms, 1,951 square feet of living space and a 0.15-acre lot.

When was 449 Armstrong Dr, Placentia, CA built?

449 Armstrong Dr, Placentia, CA was built in 1975, making it 51 years old. The building has 2 stories.

What schools serve 449 Armstrong Dr, Placentia, CA?

449 Armstrong Dr, Placentia, CA is assigned to Sierra Vista Elementary School (elementary), rated A+; Col. J. K. Tuffree Middle School (middle), rated A; El Dorado High School (high), rated A. All sit in Placentia-Yorba Linda Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 449 Armstrong Dr, Placentia, CA compare to other homes in Placentia 92870?

Among the 13,724 homes in Placentia 92870, it is worth more than 76% of them ($1,260,839 against a typical $1,088,668), its price per square foot is higher than 78% of them ($646 against a typical $577), it is bigger than 58% of them (1,951 ft² against a typical 1,823 ft²), its lot is bigger than 39% of them (0.15 ac against a typical 0.16 ac) and it is newer than 60% of them (1975 against a typical 1972). Measured against all of Orange County, it is worth more than 64% 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 449 Armstrong Dr, Placentia, CA?

The 2025 property tax bill for 449 Armstrong Dr, Placentia, CA was $12,943. The county assessed it at $1,154,844.

More homes on Armstrong Dr

Closest homes

More homes in Placentia 92870

Assigned schools

Explore the area

See this home in context

Open 449 Armstrong Dr on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map