28000 Buchannon Ranch Rd

Llano, California, 93544

Tax DeedpendingSells Oct 20, 2026 · in 10 days

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Beds: 1
SqFt: 580
Lot Size: 43,555
Year Built: 1947
APN: 3064-020-005

Property Type: Sfr
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Owner Occupied
Length of Ownership: 24 Years 6 Months
Purchase Method: Financed
County: Los Angeles

Value

Estimated Value: $274,000
Assessed Value: $124,805; 2025

Mortgage & Debt

Open Mortgages: 0
Estimated Balance: $0
Lien Flags: None recorded; RealEstateAPI flags · not a lien search
Tax Delinquent Since: 2020

Last Sale

Public Record: $85,000; 02/05/2002
Document Type: Grant Deed

Opportunity

Opening Bid: $14,929
Bid / Value: 5%; of $274,000
Property Tax 2025: $1,625; annual bill · not the amount owed
Equity (est.): $274,000; 100%
Monthly Rent: $1,747; Suggested rent
Gross Yield: 7.65%

Opening bid

$14,929

Assessed value

$124,805

Land $44,305Improvement $80,500

Market / AVM

$274,000

Property tax 2025

$1,625

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: Alfred Franklin
Mailing Address: 28000 Buchannon Ranch Rd, Llano, CA 93544
Owner Type: Individual
Corporate Owned: No

Property Characteristics

Bedrooms: 1
Construction Type: Wood
Basement

Deal analysis

Recorded	Amount	Type	Lender	Rate	Rate Type	Term	Maturity	Doc #	Open
06/04/2004	$58,666	Unknown	Wells Fargo Bank Na			180	06/01/2019	04-1431913	No
08/29/1997	$64,000	Unknown	Downey S/L	6.2%	Adjustable Rate	480	09/01/2037	97-1348566	No

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
02/05/2002	03/19/2002	$85,000	Grant Deed	02-0651686	Yes	Financed	Alfred Franklin	Mary Jo Watson
06/10/2001	07/13/2001	$80,000	Grant Deed	01-1227801	Yes	Financed	Mary Jo Watson	Brian D Matthews, Jerri Ann Matthews
06/20/1996	06/26/1996		Gift Deed	96-1015692	No	Financed	Brian D Matthews, Jerri Ann Matthews	Brian D Matthews, Jerri Ann Matthews

Your maximum bid

$160,109

Walk away above this. Projected profit at the ceiling: $82,200 (30% of ARV).

Opening bid $14,929

Room to bid $145,180

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

History-guided suggestion

$61,473

Under max by $98,636

≤ 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 $160,109 — 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 $274,000. 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: $274,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$21,920
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 ~$411/month.: −$4,521
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): −$82,200
Maximum bid: $160,109

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.

28000 Buchannon Ranch Rd

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

28000 Buchannon Ranch Rd

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Building Size

Land/Location Information

Legal Description

Tax Assessment Information

Last Non-Arm's Length Ownership Transfer

Recording Information

Buyer/Seller Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Tax Assessment Information

Mortgage History

Sale History

County records

Los Angeles County rules

Historical comps

Verify before you bid