6452 W 86Th Pl
This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.
This building has 0 code enforcement cases (7y), at or below the Westchester average of 0.1.
What's in the 6452 W 86Th Pl report
| Units | 2 |
|---|---|
| Zoning | LAR2 |
| Year built | 1944 |
| Total area | 2,168 sq ft |
| Use code | 200 |
| APN (Assessor's Parcel Number) | 4122007008 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportThe property at 6452 W 86th Place in Westchester is a two-unit residential building constructed in 1944, currently owned by Christina D. Ugarte and Danielle D. Ugarte Abad. The building's documented history over the past seven years shows minimal service requests, with a total of five recorded through the MyLA311 system, all related to item removal services. The most recent service request was made in May 2025 for item pickups, while previous requests between 2018 and 2023 primarily concerned bulky items and metal/household appliance removals, including two separate requests in October 2022. All service requests have been promptly closed, typically within one to two days of submission, suggesting efficient handling of waste removal needs. The pattern of service requests indicates regular maintenance of tenant services relating to furniture and appliance disposal, though no requests related to building maintenance, safety concerns, or emergency issues have been recorded during this period.
How 6452 W 86Th Pl's risk score is calculated
We trained a model on 7 years of LA County code enforcement data — code enforcement cases, building & safety requests, foreclosure registrations, and owner track records. It estimates the probability that LA County will open a code enforcement case at this address in the next 12 months. Lower % = safer.
What the score means for you
Grade A–B — Low risk
LA County rarely opens code cases here. Strong maintenance history and a clean complaint record.
Grade C — Moderate risk
Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.
Grade D–F — High risk
Elevated violation and complaint history. LA County has opened cases here before and is statistically likely to again.
Out of 2133 buildings in this neighborhood, 533 are predicted to be safer.
case
likely
What's driving this score
The data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.
6452 W 86Th Pl apartment reviews
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6452 W 86Th Pl event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 5 events
Full history back to 2021 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 6452 W 86Th Pl apartments
LA County public datasets for this parcel — code enforcement cases, permits, MyLA311 calls, building & safety requests, and foreclosure registrations.
What this is
Open and recently generated code enforcement cases filed by LA County/LADBS against this property.
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What this is
Code enforcement cases at this property that have been resolved and closed — the historical enforcement record.
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What this is
Building permits issued by LA County for new construction, alterations, and repairs at this parcel.
| Permit # | Type | Description | Submitted | Issued | Status | Valuation |
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What this is
Electrical permits issued for this parcel — rewiring, panel upgrades, EV chargers, solar tie-ins.
| Permit # | Type | Description | Issued | Status |
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What this is
Mechanical permits submitted for this parcel — HVAC, plumbing, and other mechanical systems work.
| Permit # | Type | Description | Issued | Status |
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What this is
MyLA311 service requests recorded at this parcel — maintenance complaints and quality-of-life requests.
| SR # | Created | Closed | Type | Status |
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What this is
Closed customer service requests filed with LA County Building & Safety about this property.
| CSR # | Received | Closed | Problem | Priority | Response Days |
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What this is
Open customer service requests filed with LA County Building & Safety about this property.
| CSR # | Received | Due | Problem | Priority |
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Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works