32222 Agua Dulce Canyon Rd

Agua Dulce, California, 91390

Tax DeedpendingSells Oct 20, 2026 · in 19 days

View on map ↗

Opening bid

$245,788

Assessed value

$998,190

Land $183,882Improvement $814,308

Market / AVM

$998,190

Taxes owed

—

Parcel number: 3212-007-026
Case number: —
Land use: Commercial
Building: 3,318 sqft
Acreage: 10.07
Lot size: 438,496 sqft
Year built: 2010
Owner of record: Ben & Reef Gardens Inc

Legal description

525 S 1/2 OF N 1/2 OF NE 1/4OF NE 1/4 EX OF ST OF SEC 34 T5N R14W COUNTY OF LOS ANGELES

Property facts enriched via realestateapi · 9/29/2026

Aerial view of 32222 Agua Dulce Canyon Rd — the parcel

Aerial view of 32222 Agua Dulce Canyon Rd — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 213 values

Summary(17)

Id	209,004,933
Flood zone	Yes
Quit claim	Yes
Last sale date	2018-05-04
Property type	OTHER
Absentee owner	Yes
Equity percent	0
Flood zone type	X
Investor buyer	Yes
Corporate owned	Yes

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
$191,057
San Diego County2026-03-15
Owned
$344,798
San Diego County2026-05-15
Owned
$135,003
San Diego County2026-03-15
Owned
$529,849
San Diego County2026-05-15
Owned
$78,401
San Diego County2026-05-15

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

$597,158

Walk away above this. Projected profit at the ceiling: $299,457 (30% of ARV).

Opening bid $245,788

Room to bid $351,370

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

History-guided suggestion

$343,341

Under max by $253,817

≤ 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 $597,158 — 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 $998,190. 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: $998,190
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$79,855
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 ~$1,497/month.: −$16,470
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): −$299,457
Maximum bid: $597,158

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.

209,004,933

Flood zone

Yes

Quit claim

Yes

Last sale date

2018-05-04

Property type

OTHER

Absentee owner

Yes

Equity percent

Flood zone type

Investor buyer

Yes

Corporate owned

Yes

Deal analysis

Your maximum bid

$597,158

Walk away above this. Projected profit at the ceiling: $299,457 (30% of ARV).

Opening bid $245,788

Room to bid $351,370

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

History-guided suggestion

$343,341

Under max by $253,817

≤ 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 $597,158 — 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 $998,190. 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: $998,190
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$79,855
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 ~$1,497/month.: −$16,470
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): −$299,457
Maximum bid: $597,158

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	3212-007-026
Zoning	LCRR1*
Land use	Commercial
Lot acres	10.07
Census block	1054
Census tract	910814
Property use	Commercial (General)
Lot depth feet	1,341
Lot width feet	333.2
Lot square feet	438,496
Property class	The general use for the property is for commercial purposes
Apn unformatted	3212007026
Census block group	4
Legal description	S 1/2 OF N 1/2 OF NE 1/4 OF NE 1/4 EX OF ST OF SEC 34 T5N R14W

Year	2,025
Tax amount	$12,420
Property id	209,004,933
Assessed value	$998,190
Assessment year	2,025
Assessed land value	$183,882
Tax delinquent year	2013
Assessed improvement value	$814,308

Seq no	1
Sale date	2018-05-04
Buyer names	Ben & Reef Gardens Inc
Seller names	Ronit Waizgen
Document type	Quit Claim Deed
Recording date	2018-05-08
Document number	18-0452041
Purchase method	Cash Purchase
Transaction type	Non-Arm's Length Transactions
Document type code	DTQC
Prior owner months owned	120

Owner1 type	Company
Owner2 type	Other
Company name	Ben & Reef Gardens Inc
Mail address · fips	06037
Mail address · street	Donna
Mail address · address	5837 Donna Ave
Mail address · carrier route	C020
Mail address · address format	S
Absentee owner	Yes
Corporate owned	Yes
Owner1 full name	Ben & Reef Gardens Inc
Owner1 last name	Ben & Reef Gardens Inc
Ownership length	100

Seq no	Sale date	Buyer names	Seller names	Document type	Recording date	Document number	Purchase method	Transaction type	Document type code	Ltv	Arms length	Sale amount	Down payment	Owner individual
1	2018-05-04	Ben & Reef Gardens Inc	Ronit Waizgen	Quit Claim Deed	2018-05-08	18-0452041	Cash Purchase	Non-Arm's Length Transactions	DTQC
2	2014-11-25	Ben & Reef Gardens Inc, Ronit Waizgen	Ben & Reefs Gardens Inc	Grant Deed	2014-12-01	14-1285842	Cash Purchase	Non-Arm's Length Transactions	DTGD
3	2008-05-13	Ben & Reef Gardens Inc	Steven L Borden, Susan W Borden	Grant Deed	2008-05-28	08-0934345	Cash Purchase	Non-Residential Arm's Length Transactions	DTGD	100	Yes	$1,500,000	$1,500,000
4	2003-05-16	Steven L Borden, Susan W Borden	Steven L Borden, Susan W Borden	Intrafamily Transfer	2003-06-25	03-1823374	Cash Purchase	Non-Arm's Length Transactions	DTIT
5	2002-11-20	Steven L Borden, Susan W Borden	Steven L Borden, Susan W Borden	Intrafamily Transfer	2002-12-03	02-2938823	Cash Purchase	Non-Arm's Length Transactions	DTIT
6	2002-01-03	Steve Borden, Sue Borden	Conrad R Daigle, Diane Helen Daigle	Grant Deed	2002-01-18	02-0145272	Cash Purchase	Arms Length Residential Transactions (Purchase/Resales)	DTGD	100	Yes	$1,125,000	$1,125,000	Yes

Fmr year	2023
Hud area code	METRO31080MM4480
Hud area name	Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area
Median income	$133,150
Fmr efficiency	$2,280
Fmr one bedroom	$2,590
Fmr two bedroom	$3,300
Fmr four bedroom	$4,710
Fmr three bedroom	$4,290

Address · zip	91390
Address · city	Agua Dulce
Address · fips	06037
Address · zip4	4617
Address · house	32222
Address · label	32222 Agua Dulce Canyon Rd, Agua Dulce, CA 91390
Address · state	CA
Address · county	Los Angeles County
Address · street	Agua Dulce Canyon
Address · address	32222 Agua Dulce Canyon Rd
Address · street type	Rd
Address · carrier route	R013
Address · jurisdiction	Los Angeles County
Address · congressional district	27
Stories	1
Deck area	0
Latitude	34.48044529226982
Pool area	0
Longitude	-118.32836358532639
Patio area	0
Year built	2,010
Rooms count	0
Units count	3
Property use	Commercial (General)
Basement type	NO BASEMENT
Construction	Wood
Lot square feet	438,452
Parking spaces	0
Buildings count	3
Property use code	135
Garage square feet	0
Living square feet	3,318
Partial bathrooms	0
Basement square feet	0
Building square feet	3,318
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