6448 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 0.0.
What's in the 6448 W 86Th Pl report
| Units | 2 |
|---|---|
| Zoning | LAR2 |
| Year built | 1944 |
| Total area | 2,578 sq ft |
| Use code | 200 |
| APN (Assessor's Parcel Number) | 4122007022 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportIs 6448 W 86Th Pl rent-stabilized?
The Los Angeles Rent Stabilization Ordinance (RSO) caps annual rent increases and requires a legal reason to evict for most rental units first built on or before October 1, 1978. Here's how this building scores on the signals that usually point to coverage.
Based on LA County Assessor records. Coverage also extends to condos, townhomes, duplexes, and units attached to commercial buildings. Not legal advice — confirm with the LA Housing Department.
California Tenant Protection Act of 2019
Even when a building isn't covered by local rent stabilization, the statewide Tenant Protection Act (AB 1482) may still apply. It caps annual rent increases and requires the landlord to state a legal reason to end most tenancies.
AB 1482 does not apply to single-family homes and condos unless owned by a corporation, REIT, or an LLC with a corporate member; to owner-occupied duplexes; or to deed-restricted affordable housing. The Act is in effect until January 1, 2030. Not legal advice — see the California landlord–tenant guide.
The two-unit residential building at 6448 W 86th Place in Westchester, Los Angeles County, is a 1944 construction currently owned by Pamela A Holland. The property has had a total of 13 documented service requests through the MyLA311 system over the past seven years, with the most recent activity occurring in April 2026 involving two item pickup requests that were promptly closed within five days. Between late 2024 and early 2025, there were multiple requests for bulky item pickups, including two specific requests for metal/household appliances in November 2024, and two additional bulky item requests in November 2024 and March 2024, all of which were resolved within three to four days of their initiation. This pattern of service requests throughout 2024-2026 suggests regular maintenance of household items and prompt response to waste removal needs, though none of the requests indicate any structural or safety concerns with the building itself. The historical service request data appears to be primarily related to routine waste management rather than urgent repair or maintenance issues, and all requests have been successfully resolved within typical timeframes for municipal service.
AI-generated · may contain errors · check the source data tables below
How 6448 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 801 buildings in this neighborhood, 561 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.
6448 W 86Th Pl apartment reviews
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6448 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 2024 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 6448 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.
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What this is
Electrical permits issued for this parcel — rewiring, panel upgrades, EV chargers, solar tie-ins.
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What this is
Mechanical permits submitted for this parcel — HVAC, plumbing, and other mechanical systems work.
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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