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Single Family ResidenceResidential
$777,541$530 / 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 97How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $760,000 on May 25, 2023

9862 RINCON AVE

PACOIMA, CA 91331
2
Beds
1
Baths
1,467 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.
1951
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

$778K
$751K low$804K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$760,000 · May 25, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$9,753 (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.$790,703 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$472,549
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$318,154
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$775,200

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.1953
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
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(8)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(4)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Pacoima Middle SchoolC+
Middle · Grades 6–8 · 0.2 mi
E
Montague Charter AcademyB+
Elementary · Grades KG–5 · 0.5 mi
H
San Fernando High SchoolC+
High · Grades 9–12 · 2.0 mi

District: Montague Charter Academy District

Neighborhood · ZIP 91331These 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.54
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.112
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.582

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.9.5%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
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.98,280
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.10,773 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$66,370
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$90,730
Average tempThe average temperature here across a full year.64°F
Annual precipHow much rain and melted snow falls here in a typical year.16 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

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

9862 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 89% of homes in Pacoima
  • Costs more per square foot than 69% of homes in Pacoima 91331
  • Has a smaller lot than 68% of homes in Pacoima
  • Older than 66% of homes in Pacoima 91331

What homes are worth in Pacoima 91331

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

This home
$347K$919K

This home is worth more than 86% of homes in Pacoima 91331.

How it measures up in Pacoima 91331

The dot is this home. The mark in the middle is the typical home in Pacoima 91331.

Estimated value$777,541
CheaperTypical $631,230Pricier

Pricier than 86% of homes nearby

Price per ft²$530
CheaperTypical $477Pricier

Pricier than 69% of homes nearby

Living area1,467 ft²
SmallerTypical 1,308 ft²Bigger

Bigger than 62% of homes nearby

Lot size0.16 ac
SmallerTypical 0.17 acBigger

Bigger than 42% of homes nearby

Year built1951
OlderTypical 1953Newer

Newer than 34% of homes nearby

How 9862 Rincon Ave ranks against every home in each area.
MeasureThis homePacoimaPacoima 91331Los Angeles County
Estimated valuepricier than$777,54189% of homes86% of homes44% of homes
Price per ft²pricier than$53065% of homes69% of homes41% of homes
Living areabigger than1,467 ft²63% of homes62% of homes43% of homes
Lot sizebigger than0.16 ac32% of homes42% of homes44% of homes
Year builtnewer than195135% of homes34% of homes37% of homes

About 9862 Rincon Ave

How much is 9862 Rincon Ave, Pacoima, CA worth?

The TopHap Estimate for 9862 Rincon Ave, Pacoima, CA is $777,541 as of Jul 14, 2026. The likely range is $750,764 to $804,318. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 9862 Rincon Ave, Pacoima, CA last sell?

9862 Rincon Ave, Pacoima, CA last sold on May 25, 2023 for $760,000, according to the county's recorded deed. TopHap holds 5 recorded sales for this parcel.

How big is 9862 Rincon Ave, Pacoima, CA?

9862 Rincon Ave, Pacoima, CA has 2 bedrooms, 1 bathrooms, 1,467 square feet of living space and a 0.16-acre lot.

When was 9862 Rincon Ave, Pacoima, CA built?

9862 Rincon Ave, Pacoima, CA was built in 1951, making it 75 years old. It is a conventional home. The building has 1 story.

What schools serve 9862 Rincon Ave, Pacoima, CA?

9862 Rincon Ave, Pacoima, CA is assigned to Pacoima Middle School (middle), rated C+; Montague Charter Academy (elementary), rated B+; San Fernando High School (high), rated C+. All sit in Montague Charter Academy District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 9862 Rincon Ave, Pacoima, CA compare to other homes in Pacoima 91331?

Among the 16,669 homes in Pacoima 91331, it is worth more than 86% of them ($777,541 against a typical $631,230), its price per square foot is higher than 69% of them ($530 against a typical $477), it is bigger than 62% of them (1,467 ft² against a typical 1,308 ft²), its lot is bigger than 42% of them (0.16 ac against a typical 0.17 ac) and it is newer than 34% of them (1951 against a typical 1953). Measured against all of Los Angeles County, it is worth more than 44% 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 9862 Rincon Ave, Pacoima, CA?

The 2025 property tax bill for 9862 Rincon Ave, Pacoima, CA was $9,753. The county assessed it at $790,703.

More homes on Rincon Ave

Closest homes

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Assigned schools

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