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Single Family ResidenceResidential
$779,000$598 / 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 96How 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
Last sold for $779,000 on Oct 16, 2026

8794 RANCHITO AVE

PANORAMA CITY, CA 91402
3
Beds
2
Baths
1,302 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.
0.16 ac
Lot SizeThe size of the land the home sits on, from county records.
1950
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

$779K
$749K low$809K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$779,000 · Oct 16, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,804 (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.$477,101 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$303,667
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$173,434
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$467,747

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.7 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.1952
Lot (acres)The size of the land the home sits on, from county records.0.16
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
CoolingThe type of cooling or air conditioning in the home.Wall Unit
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.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
Chase Street ElementaryC
Elementary · Grades KG–5 · 0.3 mi
M
Vista Middle SchoolD
Middle · Grades 6–8 · 1.4 mi
H
James Monroe High SchoolD+
High · Grades 9–12 · 2.2 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%

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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

8794 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 75% of homes in Panorama City 91402
  • Costs more per square foot than 77% of homes in Panorama City 91402
  • Smaller than 69% of homes in Los Angeles County
  • Older than 66% of homes in Los Angeles County

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
$332K$1.1M

This home is worth more than 75% 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$779,000
CheaperTypical $678,226Pricier

Pricier than 75% of homes nearby

Price per ft²$598
CheaperTypical $483Pricier

Pricier than 77% of homes nearby

Living area1,302 ft²
SmallerTypical 1,358 ft²Bigger

Bigger than 46% of homes nearby

Lot size0.16 ac
SmallerTypical 0.17 acBigger

Bigger than 47% of homes nearby

Year built1950
OlderTypical 1954Newer

Newer than 41% of homes nearby

How 8794 Ranchito Ave ranks against every home in each area.
MeasureThis homePanorama City 91402Los Angeles County
Estimated valuepricier than$779,00075% of homes43% of homes
Price per ft²pricier than$59877% of homes55% of homes
Living areabigger than1,302 ft²46% of homes31% of homes
Lot sizebigger than0.16 ac47% of homes45% of homes
Year builtnewer than195041% of homes34% of homes

About 8794 Ranchito Ave

How much is 8794 Ranchito Ave, Panorama City, CA worth?

The TopHap Estimate for 8794 Ranchito Ave, Panorama City, CA is $779,000 as of Sep 24, 2026. The likely range is $748,969 to $809,031. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8794 Ranchito Ave, Panorama City, CA last sell?

8794 Ranchito Ave, Panorama City, CA last sold on Oct 16, 2026 for $779,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 8794 Ranchito Ave, Panorama City, CA?

8794 Ranchito Ave, Panorama City, CA has 3 bedrooms, 2 bathrooms, 1,302 square feet of living space and a 0.16-acre lot.

When was 8794 Ranchito Ave, Panorama City, CA built?

8794 Ranchito Ave, Panorama City, CA was built in 1950, making it 76 years old. It is a conventional home. The building has 1 story.

What schools serve 8794 Ranchito Ave, Panorama City, CA?

8794 Ranchito Ave, Panorama City, CA is assigned to Chase Street Elementary (elementary), rated C; Vista Middle School (middle), rated D; James Monroe High School (high), rated D+. All sit in Los Angeles Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8794 Ranchito Ave, Panorama City, CA compare to other homes in Panorama City 91402?

Among the 8,820 homes in Panorama City 91402, it is worth more than 75% of them ($779,000 against a typical $678,226), its price per square foot is higher than 77% of them ($598 against a typical $483), it is bigger than 46% of them (1,302 ft² against a typical 1,358 ft²), its lot is bigger than 47% of them (0.16 ac against a typical 0.17 ac) and it is newer than 41% of them (1950 against a typical 1954). Measured against all of Los Angeles County, it is worth more than 43% 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 8794 Ranchito Ave, Panorama City, CA?

The 2025 property tax bill for 8794 Ranchito Ave, Panorama City, CA was $5,804. The county assessed it at $477,101.

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