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18,334 sq ft lot, Los Angeles, APN 2291-010-032

A 18,334 sq ft vacant residential lot in Los Angeles, Los Angeles County (APN 2291-010-032). It is in a Very High CAL FIRE hazard zone and outside the FEMA flood zone (zone X). It is zoned RE15-1-H (residential - re,rs,r1,ru,rz,rw1) by City of Los Angeles. It is assessed at $376,811, with a yearly tax bill of $4,525. Property taxes are not in default.

Size

18,334sqft

Assessed

$376,811

Fire Zone

Very High

CAL FIRE

Flood Zone

Outside flood zone

Taxes

Current

$4,525/yr bill

Risk Assessment

Very High High Moderate This lot· 2 miles around

Flood

Zone X; nearest 1% a year flood zone (A) 0.5 mi west

Outside flood zone

Low Risk

Fire

CAL FIRE hazard severity zone

Very High

High Risk

Past Fires

CAL FIRE perimeters since 1878

None mapped

Low Risk

Check before buying

Fire history

197019801990200020102020

Burned this lot Within 3 miles (100+ acres)

Palisades Fire 1.4 mi SW2025 · 23,449 acres
Mandeville/La City Fire 1.5 mi SE1978 · 6,086 acres

From CAL FIRE's historic fire perimeters (since 1878), which miss some small and older fires.

From FEMA flood maps and CAL FIRE hazard zones. Maps can lag; confirm with the county before you buy. What the zones mean: flood, fire.

Slope

From USGS elevation data (about 10 m detail), so small banks and retaining walls won't show. Turn on 3D on the map above to see the slopes around it.

Sun

Seen from above: north is up, the rim is the horizon, the middle is straight overhead. Buildings and trees aren't included.

Solar energy

5.5kWh/m² a day

strong

A 6 kW home system

11,100kWh a year

1,843 kWh per kW of panels

JFMAMJJASOND

Output is for ground-mounted panels at the best tilt; rooftop systems usually make about 10% less. Monthly GHI: PRISM 1991–2020 normals (soltotal), 800 m — PRISM Group, Oregon State University Annual GHI, DNI and PV output: Global Solar Atlas 2.0 — © Solargis, World Bank/ESMAP, CC BY 4.0

Soil

Xerorthents-Urban land-Balcom complex, 5 to 15 percent slopes

Mapped as built-over land mixed with Xerorthents soil (about 40% of the area), which is shown here.

Variable0 in–5.0 ft

Weathered bedrock5.0 ft–6 ft

Water: Water soaks in and drains readily
Farming without irrigation: Class 8 of 8: No commercial farming.
Building a house (no basement): Somewhat limited · slope
Septic system: Somewhat limited · depth to bedrock, slope

Typical layers for the main soil mapped in this area by the USDA soil survey (CA676, 1:24,000), shaded by texture. Your lot may differ: get a soil or percolation test before you buy to build.

Climate

Hottest

91°F

Aug highs

Coldest

46°F

Dec lows

Rain

18.4in/yr

mostly Jan–Apr

Bars: typical daily high and low (°F) Rain (in)

Spend a year here and summer stays mild, around 91°F at its warmest; winter nights rarely freeze (46°F lows in December); most of the 18.4 inches of rain a year falls Jan–Apr.

30-year averages (1991–2020) for this spot from PRISM, Oregon State University, at about 800 m detail. Single years can be much hotter, colder or wetter.

Property Details

APN: 2291-010-032
Area: Los Angeles, Los Angeles County
Zoning: RE15-1-H · Residential - RE,RS,R1,RU,RZ,RW1
Assessor Use: Single (010V)

RE15-1-H: Residential Estate

Single-family homes on large lots.

Building a house: Allowed
Smallest lot allowed: 15,000 sq ft

H: in a Hillside Area, with limits on house size, height and grading.

From LAMC §12.07.01 (City Planning zoning summary). A summary, not a permit answer: confirm with the City of Los Angeles planning department before you buy.

Taxes

Tax Status: Current
Yearly Tax Bill: $4,525

From the LA County Treasurer and Tax Collector's rolls, checked Oct 21, 2026.

Tax Assessment History

↑ 18% increase2016 → 2025

Land Prop 13 limit: +2% a year

The assessment has stayed within the 2% a year limit, so the county hasn't reassessed it for a sale or new building in this period. Assessed values are not market prices.

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