16 Phelps Avenue, Los Angeles
technical data · neighborhood and transit
Quick answers
- Does 16 Phelps Avenue have open permits or code violations?
- Los Angeles Department of Building and Safety lists 9 permits, 3 not closed, and 0 violations.
- What is the 2026 conforming loan limit in Los Angeles County?
- $1,249,125 for a single-unit home, per FHFA. Larger loans are jumbo loans.
- Is radon a problem here?
- EPA radon zone 3, low potential.
- What natural disasters is 16 Phelps Avenue at risk for?
- FEMA's National Risk Index rates the area very low overall.
Permits and code violations
3 permits not closed out. Unfinished permits pass to the next owner.
- Bldg-alter/repair Sep 2025Permit finaled
Re-roof with class a or b roof covering material weighing less than 6 pounds per sq. ft. over new solid sheathing 20 squares. class a roof covering is required within very high fire hazard severity zone (vhfhsz). for residential roof replacement > 50% of the total roof area, apply cool roof product labeled and certified by cool roof rating council (crrc). cool roof may be required for non-residential buildings per title 24, part 6, section 141.0(b)2b.
- Bldg-alter/repair Oct 2024Issued
Supplemental permit to 21020-10000-01439 to revise stair case design and detail per engineer design.
- Bldg-addition Jan 2024Permit finaled
Supplemental permit to 20016-10000-18755 to correct permit fee to add mechanical, electrical, and plumbing
- Bldg-alter/repair Mar 2023Permit finaled
Replace 9 window(s). same size, location, number, type. replace 1 door(s). same size, location, number, type. interior kitchen remodel/repair (no changes in walls or openings). 2 bathroom(s).bathroom remodel for residential buildings (no structural changes)..
- Bldg-addition Mar 2023Permit finaled
Suppl. permit to 20016-10000-18755 to revise structural & correct floor area size. comply with department order effective date 06/17/2016. permit will expire 30 days from issuance date
- Bldg-addition Feb 2023Issued
*eplan check* 2nd story addition of (n) accessory dwelling unit per lamc 12.22a33(c)&(e) under (e) single family dwelling w/att garage on 1st story "comply with department order effective date 08/09/2019. permit will expire 30 days from issuance date"
- Bldg-alter/repair Sep 2022Cofo issued
To create a 2nd level within (e) garage (351 sq ft) and covnert sfd underfloor (179 sq ft) to (n) attached adu (530 sq ft) w/ sfd and garagecomply with department order effective date06/17/2016. permit will expire 30 days from issuance date
- Bldg-alter/repair Jun 2022Permit finaled
Repair existing exterior stairs in an (e) sfd.**comply with department order effective date 08/09/2019. permit will expire 30 days from issuance date.**
- Bldg-alter/repair Nov 2020Permit finaled
"comply with department order effectve date 08/09/2019. permit will expire 30 days from issuance date." re-roof with class a or b roof covering material weighing less than 6 pounds per sq. ft. over new solid sheathing (21) squares. class a roof covering is required within very high fire hazard severity zone (vhfhsz). for residential roof replacement > 50% of the total roof area, apply cool roof product labeled and certified by cool roofing rating council (crrc). cool roof may be required for non-residential buildings per title 24, part 6, section 141.0(b)2b.
Los Angeles Department of Building and Safety
Safety and environment
FEMA natural hazard risk
Very Low
No single natural hazard ranks high for this area.
FEMA National Risk Index, census tract
Leaking fuel tanks
2 within 1,650 ft
Nearest: Steve'S Auto Repair, 2700 Eastern Ave (450 ft), no further action. Every release here is closed by the state regulator.
EPA UST Finder, leaking underground storage tank releases
Toxic release facility
2,350 ft
Anodizing Industries Inc and 3 more within a mile. Reports chemical releases to air, water or land to EPA each year.
EPA Toxics Release Inventory
Radon potential
Low
Geology here keeps indoor radon low on average.
EPA and USGS Geologic Radon Potential Map
Nearest public schools
650 ft
El Sereno Middle (650 ft), Farmdale Elementary (950 ft), Sierra Park Elementary (2,700 ft). Confirm the assigned school with the district.
U.S. Department of Education, NCES
Conforming loan limit 2026
$1,249,125
Los Angeles County. Mortgages up to this amount qualify for Fannie Mae and Freddie Mac pricing. Above it, the loan is a jumbo with stricter terms.
FHFA Conforming Loan Limit Values, one-unit
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Who lives and works in Los Angeles
Entertainment, trade and an economy spread across dozens of centers
Los Angeles has no single downtown. Work is spread between studios, the port, aerospace campuses and healthcare systems, so the neighborhood you pick decides your commute more than in any other American city.
- $80,366
- median household income
- 16.7%
- residents aged 25 to 34
- 37%
- households that own their home
What pays the bills
- Entertainment
- Trade and logistics
- Aerospace
- Healthcare
- Apparel
Who anchors the economy
Disney · Netflix · Port of Los Angeles · SpaceX · UCLA Health
The market is shaped around
- Creative and production workers
- Car commuters
- Multigenerational households
More on Phelps Avenue
All addressesViewing recommendations
What's worth checking in person before deciding.
- This is a house, not an apartment. Check the lot boundaries, car access, and how water drains from the yard after rain, including whether the neighboring lot sits higher and could send water toward the property.
- Test water pressure and temperature at the tap, in the bathroom and kitchen, for at least a minute.
- Ask what heating system is in place (own boiler, wood, gas) and request the last winter month's bills.
- Check the sewer connection (public network or septic tank) and the water source (public network or well), including pressure and water quality.
- Knock on a neighboring gate and ask about noise, pets, flooding, or other issues common in the area.
- Ask to see the construction documents (permit, sign-off) and check for visible cracks on the facade or in the attic/basement.
- Check the condition of the fence, yard, and sidewalk out front: who is responsible for upkeep, and whether there are any boundary disputes with neighbors.
Neighborhood recommendations are derived from public OpenStreetMap data and may be incomplete. Checking in person is still what matters most.