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Single Family ResidenceResidential
$935,080$483 / 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 94How 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

9086 RINCON AVE

SUN VALLEY, CA 91352
4
Beds
2
Baths
1,935 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.
0.18 ac
Lot SizeThe size of the land the home sits on, from county records.
1955
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

$935K
$884K low$987K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,791 (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.$125,887 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$28,467
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$97,420
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$123,447

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.1970
Lot (acres)The size of the land the home sits on, from county records.0.18
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.Evaporative
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(5)

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.

H
Sun Valley High School
High · Grades 9–12 · 0.5 mi
E
Fernangeles ElementaryC+
Elementary · Grades PK–5 · 0.6 mi
M
Richard E. Byrd Middle SchoolC
Middle · Grades 6–8 · 0.8 mi

District: Los Angeles Unified School District

Neighborhood · ZIP 91352These 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.78
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 100.526

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.13%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.12%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.46,509
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,838 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$70,928
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$91,649
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

9086 Rincon 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 86% of homes in Sun Valley
  • Costs less per square foot than 82% of homes in Sun Valley 91352
  • Bigger than 84% of homes in Sun Valley
  • Has a bigger lot than 69% of homes in Sun Valley
  • Newer than 71% of homes in Sun Valley

What homes are worth in Sun Valley 91352

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

This home
$295K$1.9M

This home is worth more than 74% of homes in Sun Valley 91352.

How it measures up in Sun Valley 91352

The dot is this home. The mark in the middle is the typical home in Sun Valley 91352.

Estimated value$935,080
CheaperTypical $792,031Pricier

Pricier than 74% of homes nearby

Price per ft²$483
CheaperTypical $593Pricier

Pricier than 18% of homes nearby

Living area1,935 ft²
SmallerTypical 1,365 ft²Bigger

Bigger than 80% of homes nearby

Lot size0.18 ac
SmallerTypical 0.17 acBigger

Bigger than 55% of homes nearby

Year built1955
OlderTypical 1951Newer

Newer than 69% of homes nearby

How 9086 Rincon Ave ranks against every home in each area.
MeasureThis homeSun ValleySun Valley 91352Los Angeles County
Estimated valuepricier than$935,08086% of homes74% of homes60% of homes
Price per ft²pricier than$48325% of homes18% of homes27% of homes
Living areabigger than1,935 ft²84% of homes80% of homes67% of homes
Lot sizebigger than0.18 ac69% of homes55% of homes58% of homes
Year builtnewer than195571% of homes69% of homes47% of homes

About 9086 Rincon Ave

How much is 9086 Rincon Ave, Sun Valley, CA worth?

The TopHap Estimate for 9086 Rincon Ave, Sun Valley, CA is $935,080 as of Sep 24, 2026. The likely range is $883,649 to $986,511. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 9086 Rincon Ave, Sun Valley, CA last sell?

9086 Rincon Ave, Sun Valley, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 9086 Rincon Ave, Sun Valley, CA?

9086 Rincon Ave, Sun Valley, CA has 4 bedrooms, 2 bathrooms, 1,935 square feet of living space and a 0.18-acre lot.

When was 9086 Rincon Ave, Sun Valley, CA built?

9086 Rincon Ave, Sun Valley, CA was built in 1955, making it 71 years old. It is a conventional home. The building has 1 story.

What schools serve 9086 Rincon Ave, Sun Valley, CA?

9086 Rincon Ave, Sun Valley, CA is assigned to Sun Valley High School (high); Fernangeles Elementary (elementary), rated C+; Richard E. Byrd Middle School (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 9086 Rincon Ave, Sun Valley, CA compare to other homes in Sun Valley 91352?

Among the 8,554 homes in Sun Valley 91352, it is worth more than 74% of them ($935,080 against a typical $792,031), its price per square foot is higher than 18% of them ($483 against a typical $593), it is bigger than 80% of them (1,935 ft² against a typical 1,365 ft²), its lot is bigger than 55% of them (0.18 ac against a typical 0.17 ac) and it is newer than 69% of them (1955 against a typical 1951). Measured against all of Los Angeles County, it is worth more than 60% 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 9086 Rincon Ave, Sun Valley, CA?

The 2025 property tax bill for 9086 Rincon Ave, Sun Valley, CA was $1,791. The county assessed it at $125,887.

More homes on Rincon Ave

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Assigned schools

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