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Single Family ResidenceResidential
$2,756,242$1,295 / 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 Sep 24, 2026

452 HOWLAND CANAL

VENICE, CA 90291
3
Beds
3
Baths
2,128 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.
2,851 ft²
Lot SizeThe size of the land the home sits on, from county records.
1921
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$2.8M
$2.4M low$3.1M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$32,089 (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.$2,732,688 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$2,113,171
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$619,517
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,679,113

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
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.1955
Lot (acres)The size of the land the home sits on, from county records.0.07
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.Roll Composition (rolled Mineral Roof)
HeatingThe type of heating system in the home.Floor/Wall Furnace
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(7)

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
Coeur d'Alene Avenue SchoolA
Elementary · Grades KG–5 · 0.7 mi
M
Mark Twain Middle SchoolB+
Middle · Grades 6–8 · 1.4 mi
H
Venice High SchoolB+
High · Grades 9–12 · 1.4 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 90291These 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.164
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.114
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.356

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.87%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.44%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.1%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.0%
PopulationHow many people live in this area.27,609
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.9,727 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$118,540
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$165,956
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.13 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

452 Howland Canal 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 96% of homes in Los Angeles County
  • Costs more per square foot than 97% of homes in Los Angeles County
  • Bigger than 73% of homes in Los Angeles County
  • Has a smaller lot than 97% of homes in Los Angeles County
  • Older than 95% of homes in Los Angeles County

What homes are worth in Venice 90291

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

This home
$993K$5.4M

This home is worth more than 77% of homes in Venice 90291.

How it measures up in Venice 90291

The dot is this home. The mark in the middle is the typical home in Venice 90291.

Estimated value$2,756,242
CheaperTypical $1,981,354Pricier

Pricier than 77% of homes nearby

Price per ft²$1295
CheaperTypical $1348Pricier

Pricier than 45% of homes nearby

Living area2,128 ft²
SmallerTypical 1,738 ft²Bigger

Bigger than 65% of homes nearby

Lot size2,851 ft²
SmallerTypical 0.1 acBigger

Bigger than 19% of homes nearby

Year built1921
OlderTypical 1948Newer

Newer than 17% of homes nearby

How 452 Howland Canal ranks against every home in each area.
MeasureThis homeVeniceVenice 90291Los Angeles County
Estimated valuepricier than$2,756,24280% of homes77% of homes96% of homes
Price per ft²pricier than$129554% of homes45% of homes97% of homes
Living areabigger than2,128 ft²67% of homes65% of homes73% of homes
Lot sizebigger than2,851 ft²17% of homes19% of homes3% of homes
Year builtnewer than192114% of homes17% of homes5% of homes

About 452 Howland Canal

How much is 452 Howland Canal, Venice, CA worth?

The TopHap Estimate for 452 Howland Canal, Venice, CA is $2,756,242 as of Sep 24, 2026. The likely range is $2,423,506 to $3,088,978. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 452 Howland Canal, Venice, CA last sell?

452 Howland Canal, Venice, CA last sold on Mar 7, 2006, according to the county's recorded deed.

How big is 452 Howland Canal, Venice, CA?

452 Howland Canal, Venice, CA has 3 bedrooms, 3 bathrooms, 2,128 square feet of living space and a 0.07-acre lot.

When was 452 Howland Canal, Venice, CA built?

452 Howland Canal, Venice, CA was built in 1921, making it 105 years old. It is a conventional home. The building has 1 story.

What schools serve 452 Howland Canal, Venice, CA?

452 Howland Canal, Venice, CA is assigned to Coeur d'Alene Avenue School (elementary), rated A; Mark Twain Middle School (middle), rated B+; Venice 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 452 Howland Canal, Venice, CA compare to other homes in Venice 90291?

Among the 7,419 homes in Venice 90291, it is worth more than 77% of them ($2,756,242 against a typical $1,981,354), its price per square foot is higher than 45% of them ($1295 against a typical $1348), it is bigger than 65% of them (2,128 ft² against a typical 1,738 ft²), its lot is bigger than 19% of them (2,851 ft² against a typical 0.1 ac) and it is newer than 17% of them (1921 against a typical 1948). Measured against all of Los Angeles County, it is worth more than 96% 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 452 Howland Canal, Venice, CA?

The 2025 property tax bill for 452 Howland Canal, Venice, CA was $32,089. The county assessed it at $2,732,688.

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