Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$548,025$731 / 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

8365 RANCHITO AVE

PANORAMA CITY, CA 91402
2
Beds
1
Baths
750 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.
1949
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$548K
$508K low$588K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,431 (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.$274,945 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$176,996
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$97,949
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$269,555

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.10 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
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
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.Floor/Wall Furnace
CoolingThe type of cooling or air conditioning in the home.Evaporative
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
Chase Street ElementaryC+
Elementary · Grades KG–5 · 0.3 mi
H
Panorama High SchoolC-
High · Grades 9–12 · 0.8 mi
M
Robert Fulton College PrepC-
Middle · Grades 6–12 · 1.6 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 91402These 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.92
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.116
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.490

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.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.18%
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.68,018
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.18,300 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$55,302
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$73,351
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%

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

8365 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 less than 85% of homes in Los Angeles County
  • Costs more per square foot than 97% of homes in Panorama City 91402
  • Among the smallest homes in Panorama City 91402
  • Has a smaller lot than 80% of homes in Panorama City 91402
  • Older than 70% of homes in Panorama City 91402

What homes are worth in Panorama City 91402

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

This home
$306K$1M

This home is worth more than 32% of homes in Panorama City 91402.

How it measures up in Panorama City 91402

The dot is this home. The mark in the middle is the typical home in Panorama City 91402.

Estimated value$548,025
CheaperTypical $658,852Pricier

Pricier than 32% of homes nearby

Price per ft²$731
CheaperTypical $459Pricier

Pricier than 97% of homes nearby

Living area750 ft²
SmallerTypical 1,353 ft²Bigger

Smaller than almost all homes nearby

Lot size0.14 ac
SmallerTypical 0.17 acBigger

Bigger than 20% of homes nearby

Year built1949
OlderTypical 1954Newer

Newer than 30% of homes nearby

How 8365 Ranchito Ave ranks against every home in each area.
MeasureThis homePanorama City 91402Los Angeles County
Estimated valuepricier than$548,02532% of homes15% of homes
Price per ft²pricier than$73197% of homes77% of homes
Living areabigger than750 ft²almost no homes3% of homes
Lot sizebigger than0.14 ac20% of homes27% of homes
Year builtnewer than194930% of homes31% of homes

About 8365 Ranchito Ave

How much is 8365 Ranchito Ave, Panorama City, CA worth?

The TopHap Estimate for 8365 Ranchito Ave, Panorama City, CA is $548,025 as of Aug 30, 2026. The likely range is $507,697 to $588,353. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8365 Ranchito Ave, Panorama City, CA last sell?

8365 Ranchito Ave, Panorama City, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8365 Ranchito Ave, Panorama City, CA?

8365 Ranchito Ave, Panorama City, CA has 2 bedrooms, 1 bathrooms, 750 square feet of living space and a 0.14-acre lot.

When was 8365 Ranchito Ave, Panorama City, CA built?

8365 Ranchito Ave, Panorama City, CA was built in 1949, making it 77 years old. It is a conventional home. The building has 1 story.

What schools serve 8365 Ranchito Ave, Panorama City, CA?

8365 Ranchito Ave, Panorama City, CA is assigned to Chase Street Elementary (elementary), rated C+; Panorama High School (high), rated C-; Robert Fulton College Prep (middle), rated C-. All sit in Los Angeles Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8365 Ranchito Ave, Panorama City, CA compare to other homes in Panorama City 91402?

Among the 8,810 homes in Panorama City 91402, it is worth more than 32% of them ($548,025 against a typical $658,852), its price per square foot is higher than 97% of them ($731 against a typical $459), it is bigger than almost none of them (750 ft² against a typical 1,353 ft²), its lot is bigger than 20% of them (0.14 ac against a typical 0.17 ac) and it is newer than 30% of them (1949 against a typical 1954). Measured against all of Los Angeles County, it is worth more than 15% 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 8365 Ranchito Ave, Panorama City, CA?

The 2025 property tax bill for 8365 Ranchito Ave, Panorama City, CA was $3,431. The county assessed it at $274,945.

More homes on Ranchito Ave

Closest homes

More homes in Panorama City 91402

Assigned schools

Explore the area

See this home in context

Open 8365 Ranchito Ave 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