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Single Family ResidenceResidential
$1,080,389$758 / 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 90How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026
Last sold for $190,000 on Jun 1, 1994

5635 RANCHITO AVE

VAN NUYS, CA 91401
3
Beds
2
Baths
1,426 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.
1948
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

$1.1M
$973K low$1.2M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$190,000 · Jun 1, 1994

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,039 (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.$329,368 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$217,043
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$112,325
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$322,911

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.4 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
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.1954
Lot (acres)The size of the land the home sits on, from county records.0.15
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.Composition Shingle
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(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
Chandler Learning AcademyA-
Elementary · Grades KG–5 · 0.5 mi
M
Van Nuys Middle SchoolC-
Middle · Grades 6–8 · 0.9 mi
H
Van Nuys Senior High SchoolB
High · Grades 9–12 · 1.5 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 91401These 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.124
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.111
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.409

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.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.17%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.9%
PopulationHow many people live in this area.40,506
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.11,435 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$70,244
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$97,166
Average tempThe average temperature here across a full year.64°F
Annual precipHow much rain and melted snow falls here in a typical year.17 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

5635 Ranchito 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 69% of homes in Los Angeles County
  • Costs more per square foot than 90% of homes in Valley Glen
  • Smaller than 74% of homes in Van Nuys 91401
  • Has a smaller lot than 73% of homes in Van Nuys 91401
  • Older than 74% of homes in Van Nuys 91401

What homes are worth in Van Nuys 91401

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

This home
$488K$2.5M

This home is worth more than 51% of homes in Van Nuys 91401.

How it measures up in Van Nuys 91401

The dot is this home. The mark in the middle is the typical home in Van Nuys 91401.

Estimated value$1,080,389
CheaperTypical $1,070,600Pricier

Pricier than 51% of homes nearby

Price per ft²$758
CheaperTypical $613Pricier

Pricier than 85% of homes nearby

Living area1,426 ft²
SmallerTypical 1,791 ft²Bigger

Bigger than 26% of homes nearby

Lot size0.15 ac
SmallerTypical 0.17 acBigger

Bigger than 27% of homes nearby

Year built1948
OlderTypical 1953Newer

Newer than 26% of homes nearby

How 5635 Ranchito Ave ranks against every home in each area.
MeasureThis homeValley GlenVan Nuys 91401Los Angeles County
Estimated valuepricier than$1,080,38968% of homes51% of homes69% of homes
Price per ft²pricier than$75890% of homes85% of homes78% of homes
Living areabigger than1,426 ft²31% of homes26% of homes39% of homes
Lot sizebigger than0.15 ac32% of homes27% of homes42% of homes
Year builtnewer than194832% of homes26% of homes29% of homes

About 5635 Ranchito Ave

How much is 5635 Ranchito Ave, Van Nuys, CA worth?

The TopHap Estimate for 5635 Ranchito Ave, Van Nuys, CA is $1,080,389 as of Oct 21, 2026. The likely range is $973,430 to $1,187,348. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5635 Ranchito Ave, Van Nuys, CA last sell?

5635 Ranchito Ave, Van Nuys, CA last sold on Jun 1, 1994 for $190,000, according to the county's recorded deed.

How big is 5635 Ranchito Ave, Van Nuys, CA?

5635 Ranchito Ave, Van Nuys, CA has 3 bedrooms, 2 bathrooms, 1,426 square feet of living space and a 0.15-acre lot.

When was 5635 Ranchito Ave, Van Nuys, CA built?

5635 Ranchito Ave, Van Nuys, CA was built in 1948, making it 78 years old. It is a conventional home. The building has 1 story.

What schools serve 5635 Ranchito Ave, Van Nuys, CA?

5635 Ranchito Ave, Van Nuys, CA is assigned to Chandler Learning Academy (elementary), rated A-; Van Nuys Middle School (middle), rated C-; Van Nuys 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 5635 Ranchito Ave, Van Nuys, CA compare to other homes in Van Nuys 91401?

Among the 7,406 homes in Van Nuys 91401, it is worth more than 51% of them ($1,080,389 against a typical $1,070,600), its price per square foot is higher than 85% of them ($758 against a typical $613), it is bigger than 26% of them (1,426 ft² against a typical 1,791 ft²), its lot is bigger than 27% of them (0.15 ac against a typical 0.17 ac) and it is newer than 26% of them (1948 against a typical 1953). Measured against all of Los Angeles County, it is worth more than 69% 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 5635 Ranchito Ave, Van Nuys, CA?

The 2025 property tax bill for 5635 Ranchito Ave, Van Nuys, CA was $4,039. The county assessed it at $329,368.

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Assigned schools

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