23305 Flume Canyon Dr Fl Ume

Wrightwood, California, 92397

Tax DeedpendingSells Oct 20, 2026 · in 13 days

View on map ↗

Opening bid

$9,987

Assessed value

$163,220

Land $65,285Improvement $97,935

Market / AVM

$291,000

Taxes owed

—

Parcel number: 3065-033-009
Case number: —
Land use: Residential
Beds / baths: 3 bd · 1 ba
Building: 944 sqft
Acreage: 0.21
Lot size: 8,983 sqft
Year built: 1973
Owner of record: Gary Williams

Legal description

TRACT NO 28756 LOT 9 COUNTY OF LOS ANGELES

Property facts enriched via realestateapi · 9/29/2026

Aerial view of 23305 Flume Canyon Dr Fl Ume — the parcel

Aerial view of 23305 Flume Canyon Dr Fl Ume — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 109 values

Summary(15)

Id	142,736,940
Beds	3
Baths	1
Flood zone	Yes
Free clear	Yes
High equity	Yes
Property type	SFR
Absentee owner	Yes
Equity percent	100
Flood zone type	D

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Los Angeles County rules

Sale type: Tax Deed
Redemption: Up until 5pm the last business day before the sale (5-year delinquency threshold)
Return if redeemed: N/A — outright deed transfer
Statute: California Revenue & Taxation Code, Div. 1, Pt. 6

Full county profile →

Historical comps

614 recorded outcomes in CA|Tax Deed (614 with winning bid).

Sample size: 614
p(redeem) prior: 12%
Median sold: $3,853
Med bid/assessed: —

San Diego County2026-03-15
Owned
$9,426
San Diego County2026-03-15
Owned
$9,235
San Diego County2026-03-15
Owned
$15,977
San Diego County2026-03-15
Owned
$16,309
San Diego County2026-03-15
Owned
$4,369
San Diego County2026-03-15

Liens that survive

A California tax deed conveys free of most liens existing before the sale, but federal tax liens survive (the IRS keeps a 120-day post-sale redemption right), as do taxes/assessments that become payable after the sale.

Quiet title

Not a statutory prerequisite, but practically required — most title insurers in California won't insure a tax-deed property without a completed quiet title action (commonly 3-6 months, $3,000-$8,000+ in legal fees), and many won't insure until a year after the deed is recorded.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

LA County Treasurer and Tax Collector ↗

Deal analysis

Your maximum bid

$170,369

Walk away above this. Projected profit at the ceiling: $87,300 (30% of ARV).

Opening bid $9,987

Room to bid $160,382

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$61,873

Under max by $108,495

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

614

Median sold

$3,853

p(redeem) prior

12%

History n=614: median sold $3,853 is well below oracle $170,369 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $291,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $291,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$23,280
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical CA range ($3,000–$7,000, ~9 months).: −$5,000
Deed recording and transferassumed Typical CA recording and deed issuance cost.: −$250
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$437/month.: −$4,802
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$87,300
Maximum bid: $170,369

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. No post-sale redemption. The owner's right ends at 5pm on the last business day before the sale, so the deed conveys without that overhang.
California assesses at full cash value, but Proposition 13 fixes the base year and factors it forward at up to 2%/yr. On a long-held parcel the assessed value can sit far below market, so an ARV derived from it understates the property — get comparable sales before bidding.

142,736,940

Beds

Baths

Flood zone

Yes

Free clear

Yes

High equity

Yes

Property type

SFR

Absentee owner

Yes

Equity percent

100

Flood zone type

Deal analysis

Your maximum bid

$170,369

Walk away above this. Projected profit at the ceiling: $87,300 (30% of ARV).

Opening bid $9,987

Room to bid $160,382

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$61,873

Under max by $108,495

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

614

Median sold

$3,853

p(redeem) prior

12%

History n=614: median sold $3,853 is well below oracle $170,369 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $291,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $291,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$23,280
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical CA range ($3,000–$7,000, ~9 months).: −$5,000
Deed recording and transferassumed Typical CA recording and deed issuance cost.: −$250
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$437/month.: −$4,802
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$87,300
Maximum bid: $170,369

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. No post-sale redemption. The owner's right ends at 5pm on the last business day before the sale, so the deed conveys without that overhang.
California assesses at full cash value, but Proposition 13 fixes the base year and factors it forward at up to 2%/yr. On a long-held parcel the assessed value can sit far below market, so an ARV derived from it understates the property — get comparable sales before bidding.

Apn	3065-033-009
Zoning	LCR17500*
Land use	Residential
Lot acres	0.21
Lot number	9
Census block	3068
Census tract	930400
Property use	Single Family Residence
Lot depth feet	133
Lot width feet	73.2
Lot square feet	8,983
Property class	The general use for the property is for residential purposes
Apn unformatted	3065033009
Census block group	8
Legal description	TRACT NO 28756 LOT 9

Year	2,025
Tax amount	$2,241
Property id	142,736,940
Assessed value	$163,220
Assessment year	2,025
Assessed land value	$65,285
Tax delinquent year	2019
Assessed improvement value	$97,935

Owner1 type	Individual
Owner2 type	Other
Mail address · zip	92397
Mail address · city	Wrightwood
Mail address · fips	06037
Mail address · zip4	2334
Mail address · label	Po Box 2334, Wrightwood, CA 92397
Mail address · state	CA
Mail address · address	Po Box 2334
Mail address · carrier route	C006
Mail address · address format	H
Absentee owner	Yes
Owner1 full name	Gary Williams
Owner1 last name	Williams
Owner2 full name	Kimberly Williams
Owner2 last name	Williams
Owner1 first name	Gary
Owner2 first name	Kimberly
In state absentee owner	Yes

Fmr year	2023
Hud area code	METRO40140M40140
Hud area name	Riverside-San Bernardino-Ontario, CA MSA
Median income	$66,591
Fmr efficiency	$1,281
Fmr one bedroom	$1,450
Fmr two bedroom	$1,840
Suggested rent	$2,430
Fmr four bedroom	$2,922
Fmr three bedroom	$2,430

Address · zip	92397
Address · city	Wrightwood
Address · fips	06037
Address · unit	Ume
Address · house	23305
Address · label	23305 Flume Canyon Dr Fl Ume, Wrightwood, CA 92397
Address · state	CA
Address · county	Los Angeles County
Address · street	Flume Canyon
Address · address	23305 Flume Canyon Dr Fl Ume
Address · unit type	Fl
Address · street type	Dr
Address · jurisdiction	Los Angeles County
Address · congressional district	28
Bedrooms	3
Deck area	0
Latitude	34.36109642786603
Pool area	0
Bathrooms	1
Longitude	-117.65311564678639
Patio area	0
Year built	1,973
Rooms count	0
Units count	0
Heating type	Floor/Wall
Property use	Single Family Residence
Basement type	NO BASEMENT
Construction	Wood
Lot square feet	8,983
Parking spaces	0
Buildings count	0
Property use code	385
Garage square feet	0
Living square feet	944
Partial bathrooms	0
Basement square feet	0
Building square feet	944
Price per square foot	0
Plumbing fixtures count	0
Basement square feet finished	0
Basement square feet unfinished	0

Property detail

County records

Los Angeles County rules

Historical comps

Verify before you bid

Property detail

County records

Los Angeles County rules

Historical comps

Verify before you bid

AI risk brief