5616 Etiwanda Ave, Tarzana.What the Record Shows.
A small condominium complex on Etiwanda Avenue in Tarzana: sixteen homes, built in 2000, arranged as eight paired structures on one shared lot. Every figure below comes from the County Assessor, with the source and the date beside it.
Quick Answer
What is 5616 Etiwanda Ave?
5616 Etiwanda Ave is a condominium building in Tarzana, CA 91356. Owners hold title to an individual home plus a share of the common areas, and pay a monthly assessment to a homeowners association that maintains the structure and grounds.
It suits a buyer who wants to be in Tarzana at a price single-family stock nearby does not reach, and who will do the reading a shared building asks for: the budget, the reserves, the rules, and whether a lender approves the project. Everything below is either what an authority says, with a link to it, or a plain statement that a figure could not be confirmed.
What the PublicRecord Shows.
Each line is what a named authority publishes, with the page it came from and the date it was read. Nothing is estimated, and nothing comes from a listing portal.
- Assessor parcel number
- 2157-007-112 through 2157-007-127
- Sixteen consecutive parcels, all carrying this street address. The parcel immediately before them, 2157-007-111, is a separate common-area parcel for the same tract that carries no home and no year built. The parcels before that belong to a 1989 complex on Burbank Boulevard, and the parcel after the run is a separate 2009 property.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Year built
- 2000
- The Assessor reports both a year built and an effective year of 2000 on every parcel in the run. This is by some margin the newest of the complexes covered on this site, which changes which questions matter: construction-era defect and warranty history rather than seismic retrofit.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Number of units
- 16
- Counted from the Assessor’s own parcels: sixteen consecutive condominium parcels carry this address, and the parcels either side belong to other properties or to the tract’s common area. A sixteen-home association is a materially different thing from a large one, because each owner carries a sixteenth of every shared cost.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Use type
- Condominium
- Assessor use code 010C, purpose-built condominium: each owner holds an individual airspace parcel plus an interest in the common areas.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Zoning
- LARD3
- The zoning the Assessor carries on the home parcels; the tract’s common-area parcel carries LARD3-1(TQ)-RA, which includes a qualified condition and a further designation. Zoning governs what may be built, not what stands there. Confirm the current designation with the City of Los Angeles.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Recorded tract
- Lot 1 of Tract No. 34796
- Every home here was created under this one recorded subdivision. The legal descriptions further divide it into eight lettered modules, A through H, with two homes recorded in each.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
- Lot size (shared parcel)
- 50,379 square feet
- The shared lot the complex sits on, reported identically on every home parcel. Not the size of any one home.
- Source: Los Angeles County Office of the Assessor, parcel detail · Verified September 25, 2026
Not Published, and Why
Things a buyer would expect to see here that no authority confirmed on the date this page was reviewed. A number that cannot be checked is worse than no number.
How many stories the structures have
The Assessor publishes no story count and the City permit rows for this address leave the story field empty. One 2016 City permit for this address describes work in a two-story dwelling, which describes one home on one date rather than the complex, so no figure is stated.
The homeowners association and its corporate status
The California Secretary of State business search could not be completed: the site returned an automated security block, which was not bypassed. Nothing is published here until that search is run by hand.
HOA dues
No association document or statement was obtained. In a sixteen-home association the dues and the reserve position are the central question rather than a detail, and a stale figure would be actively misleading. Ask the seller for the current statement.
What the separate parcel at this address is
A second, older parcel, 2157-007-053, also carries the 5616 Etiwanda Ave street address and belongs to a different and much older subdivision, Tract 4296. Whether it is part of this complex, adjoining land or an unrelated holding was not established from any record consulted, so nothing is claimed about it.
Amenities and what the association maintains
No authoritative source describes the shared facilities, the parking arrangement or the boundary between what an owner maintains and what the association does. In a complex of paired structures that boundary is frequently drawn differently from a larger building. Verify on a visit and in the CC&Rs.
Construction defect, warranty or litigation history
Nothing about this was found in any public source consulted, and its absence is not evidence either way. For a complex completed in 2000 it is a more relevant question than seismic retrofit, and the association’s minutes and the disclosure package are where it would appear.
If you own in this building and can supply the association documents, Aryan will add what they show, attributed to the document and dated.
Have you closed a sale in this building?
I represented the sellers on a sale in this building in 2021.
The sale is recorded under MLS number SR21109260. The home is not identified and will not be: a designation like that identifies a client’s residence. The sale is listed with his role, the closing month and the price alongside every other closed sale on the closed transactions record.
That sale closed at $750,000 on 29 July 2021. The closing price and date come from the closed transactions record and are the only figures stated. No asking price or market time is published, because neither was confirmed from the transaction record.
A sixteen-home association leaves very little room for error on either side of a sale: there are few comparable homes, the documents are read closely, and one closing moves the evidence everyone else uses. That is a reason to prepare carefully, not a claim about what any future sale will do.
Before You Call
What to check before buying in a Tarzana condo building
None of this is specific to this building. It is the standard list for any shared building in Los Angeles, and it is where condo purchases go wrong when it is skipped.
- HOA reserves and the operating budgetWhat the association has saved against what the building will need. Underfunded reserves make a special assessment a question of when, not whether.
- Special assessments, past and pendingWhat has been levied, what is under discussion, what the board has deferred. Open assessing often beats keeping dues low by postponing work.
- Rental caps and minimum lease termsCaps, minimum lease lengths, waiting lists and outright bans. Decisive if you might ever let the home, and routinely discovered late.
- Pet rules and parkingGoverned by the CC&Rs and house rules, not the listing. Confirm how many spaces come with the home and whether they are deeded, assigned or leased.
- Earthquake retrofit and insuranceWhether the building has been retrofitted, what the association carries and what it excludes. Earthquake cover is usually separate and is a real carrying cost.
- Lender approval of the associationFHA, VA and conventional warrantability are project-level decisions. A building can be pleasant to own and still hard to finance, which shrinks the buyer pool later.
- The California seller disclosure packageCalifornia requires the seller to deliver the association documents. Request them early; if the association is slow to produce them, that is itself information.
This is general information, not legal, tax or lending advice. Confirm current requirements with the association, your lender and the applicable agency.
Each is covered properly elsewhere rather than repeated here: the condo and townhome guide on the four documents that decide a purchase, and the Resource Center for the agency behind each rule, with the date each link was checked.
If you own here and are thinking about selling.
I have run a sale in this complex from the listing side, so this part is firsthand rather than general. The comparables that decide your number are the other homes in this same complex: identical assessment, identical rules, identical lender treatment. Floor, outlook, parking and condition account for the rest. A comparable from a complex a street away misleads in both directions.
What I will not tell you is that a particular price will produce a particular result. One sale is one sale, market conditions move, and nobody can promise an outcome. What I will do is show you the evidence I am reading and why I read it that way, in writing, before anything is listed.
Order the association package before you list, not in escrow.
The documents California requires a seller to deliver take time and cost money, and in a large association they can take longer than a whole escrow allows. Ordering them the week you decide to sell is the single change that removes the most delay, and it lets you read what a buyer will read while you still control the timing.
It also matters because in a complex of near-identical homes, one closing becomes the comparable every later appraisal and listing is measured against. That is a reason to prepare and present a home properly rather than a claim about what any one sale will do.
Aryan will review the association package with you and give you a written pricing and selling review built on the homes this one actually competes with.
Ask Aryan AboutThis Building.
Send the question and Aryan will tell you which agency or document decides it, and what he can and cannot confirm. If he does not know, he will say so rather than guess.
He works with clients in English, Farsi, Spanish and Hebrew.
About ThisBuilding.
How many homes are at 5616 Etiwanda Ave?
Sixteen. That count comes from the Los Angeles County Assessor, which assesses a condominium one ownership parcel at a time: sixteen consecutive parcels carry this address, and the parcels either side belong to other properties or to the tract’s own common-area parcel. The recorded legal descriptions group them into eight lettered modules with two homes in each.
When was 5616 Etiwanda Ave built?
In 2000, according to the Los Angeles County Assessor, which reports both a year built and an effective year of 2000 on every parcel. That makes it the newest of the complexes covered on this site by roughly a generation, and it shifts the diligence: seismic retrofit is a smaller question here than the construction-era defect, warranty and litigation history recorded in the association’s own documents.
What does a sixteen-home association mean in practice?
It means each owner carries a sixteenth of every shared cost, so a single large repair lands harder than it would in a complex of two hundred homes, and the reserve study matters more, not less. It also means fewer comparable sales when you price a home, and a board that is usually made up of the owners themselves. None of that is good or bad on its own, but it is the thing to read the budget and the minutes for.
Why is there a second parcel with this address?
A separate and much older parcel, 2157-007-053, also carries the 5616 Etiwanda Ave address and belongs to a different subdivision entirely, Tract 4296. Nothing in the records consulted established what it is or whether it has any relationship to the condominium complex, so this page makes no claim about it. If it matters to your purchase, a title search will answer it properly.
What are the HOA dues here?
This page does not say, because no association document or statement was obtained. Dues change annually and a stale figure would be actively misleading in an association this size. California requires the seller to deliver the association documents, and that packet carries the current figure along with the budget and the reserve study, which matter more.
Is the complex approved for FHA, VA or conventional financing?
Unknown from any public source, and it is not a fixed property of the complex. Warrantability is a project-level decision resting on reserves, delinquency rates, owner-occupancy, litigation and insurance, and small projects are reviewed on the same criteria as large ones. Ask your lender to check the project before you write an offer.
Can I rent out a home here?
That is set by the association’s governing documents rather than by the public record, and no copy of them was obtained for this page. In a sixteen-home association a rental cap can be reached with very few homes let, so read the CC&Rs and the current house rules before assuming an investment use works.
Have you sold in this complex?
Yes, from the listing side. Aryan represented the sellers on a sale here that closed at $750,000 on 29 July 2021, recorded under MLS number SR21109260. The home is not identified, because a unit designation identifies a client’s residence. The sale appears with his role, the closing month and the price on the closed transactions record alongside every other sale he has closed.
The OthersOn This Site.
Several of these sit on the same street or in the same neighborhood, and they are not interchangeable. Each page covers one recorded project and nothing else.
This is the smallest and the newest of the four complexes covered here: sixteen homes completed in 2000, against 71 at 5400 Lindley built in 1970, 81 at 5420 and 5440 Lindley built in 1973, and 213 at 18645 Hatteras built in 1973 and recorded as a conversion. The age gap is the reason the diligence questions on this page differ from the others.
- 5400 Lindley Ave, Encino
71 homes, built 1970.
- 5420 Lindley Ave, Encino
81 homes, built 1973. Known locally as Lindbrook.
- 18645 Hatteras St, Tarzana
213 homes, built 1973.
- 855 S Wooster St, Los Angeles
17 homes, built 1991.
Sources & Scope
Aryan Rabizadeh is a licensed California real estate salesperson, not an attorney, accountant, lender, engineer or insurance professional. Nothing on this page is legal, tax, lending, insurance or engineering advice, and nothing here substitutes for the association's current documents. Public records are recorded for assessment and permitting purposes and can be incomplete or out of date; confirm anything that matters to your decision with the association, the relevant agency and your own professionals.
Written and reviewed by Aryan Rabizadeh, Real Estate Agent · CA DRE #02077236 · Rise Real Estate Group | Real Brokerage Technologies, Inc.
Last reviewed September 25, 2026
Looking at condos more broadly rather than at this building? Condos and townhomes in Los Angeles and the Tarzana market page are the better places to start.