ZIP 90509 (Torrance, CA) — Property Value, Rent, Schools, Flood, Soil & EPA Report
Is ZIP 90509 (Torrance, CA) a High-Risk Area & What Are Local Home Values?
ZIP code 90509 in Torrance, California (Los Angeles County) tracks 6 EPA-regulated sites (0 High-Risk, 0.0%), 12 FEMA county disaster declarations, and a LOW USDA soil foundation signal. Local U.S. Census & HUD benchmarks report a $970,800 median home value (+41.6% 5-yr FHFA appreciation) and $2,600/mo 2-BR Fair Market Rent, with 62 nearby K–12 schools.
| ZIP 90509 (Torrance, CA) Benchmark | Verified Local Figure | Intelligence Category |
|---|---|---|
| Median Home Value / 5-Yr Appreciation | $970,800 (+41.6% 5-Yr Trend) | Valuation & Appreciation Index |
| 2-Bedroom Fair Market Rent Benchmark | $2,600 / month (3-BR: $3,300/mo) | Rental Yield & Cap-Rate Index |
| Regulated Sites & High-Risk Facilities | 6 sites (0 High-Risk • $0 penalties) | Environmental & Compliance Audit |
| Flood Disaster History & Soil Shrink-Swell | 12 Flood/Storm Disasters • LOW Soil Risk | Flood & Foundation Stability |
| K–12 Schools (3 Mi) & Walkability Score | 62 K–12 Schools • 16.1 / 20.0 Walk Score • Fire 1.44 mi | Schools, Transit & Fire Access |
ZIP 90509 (Torrance, CA) 6-in-1 Flood, Soil Foundation, Tap Water & Radon Signals
🔒 Parcel-Level Soil LEP %, Water Table Depth & Flood Zone Require Street Address Scan📊 ZIP 90509 (Torrance, CA) Statistical Risk Graphs & Multi-Hazard Telemetry
SOURCE: EPA ECHO • USDA SSURGO • FEMA NRI • USGS (November 05, 2026)ZIP 90509 Sector Screening Map (High-Risk Pin Coordinates Locked)
Exact street pins for 0 High-Risk and 1 Active Violation sites are redacted on public directory maps.
Regulated EPA Facilities in ZIP 90509 (Torrance, CA)
100% of High-Risk & penalized facilities have facility names, street names, and dockets redacted (3 Low-Risk compliant records shown as Free Previews).
| Facility Name / Hazard Type | Sector Location (Street Redacted) | Risk Score (0–100) | Compliance Status | Enforcement / Unlock |
|---|---|---|---|---|
| 🔒 Locked Regulated EPA Enforcement Record #1 | 🔒 Exact Street & Parcel Redacted • TORRANCE, CA (ZIP 90509 Sector) | MODERATE (36/100) | Unknown (2 qtrs NC) | 🔒 2 Qtrs Non-Compliance • Unlock → |
| 🔒 Locked Regulated EPA Enforcement Record #2 | 🔒 Exact Street & Parcel Redacted • TORRANCE, CA (ZIP 90509 Sector) | MODERATE (32/100) | No Violation Identified (0 qtrs NC) | 🔒 Active Permit Dossier • Unlock → |
| REYNOLDS METALS CO EXTRUSION PLT FREE PREVIEW (LOW RISK) | 2315 DOMINGUEZ ST, TORRANCE, CA 90509 | LOW (16/100) | No Violation Identified (0 qtrs NC) | $0 |
| TOYOTA MOTOR SALES, USA, INC.-SDC FREE PREVIEW (LOW RISK) | 2015 W 190TH ST, TORRANCE, CA 90509 | LOW (16/100) | No Violation Identified (0 qtrs NC) | $0 |
| M145/M8 PRODUCT PIPELINE FREE PREVIEW (LOW RISK) | LAT 33. 50. 51N LON 118. 19. 7W, TORRANCE, CA 90509 | LOW (16/100) | No Violation Identified (0 qtrs NC) | $0 |
| GE ENGINE SVCS CORP AVIATION INC GARRETT FREE PREVIEW (LOW RISK) | 20251 S WESTERN AVE, TORRANCE, CA 90509 | LOW (15/100) | No Violation Identified (0 qtrs NC) | $0 |
Frequently Asked Questions — ZIP 90509 (Torrance, CA) EPA Dataset & Radon
DATASET: U.S. EPA ECHO • FRS • RCRAInfo • TRI (November 05, 2026)What is the home value, appreciation, and Fair Market Rent in ZIP 90509 (Torrance, CA)?
In ZIP 90509 (Torrance, CA), U.S. Census & HUD benchmarks show a median home value of $970,800, 5-year FHFA home price appreciation of +41.6%, and a HUD 2-Bedroom Small Area Fair Market Rent of $2,600/month.
How many EPA-tracked environmental sites are in ZIP code 90509 (Torrance, CA)?
ZIP code 90509 (Torrance, CA) contains 6 EPA-tracked facilities, of which 0 (0.0%) are classified in the High-Risk tier, 1 (16.7%) have active compliance violations, and 6 (100.0%) handle RCRA hazardous waste.
Is ZIP 90509 (Torrance, CA) in a FEMA flood zone and what is the soil foundation risk?
Los Angeles County has recorded 12 historical FEMA disaster declarations (5 flood/storm events), and USDA regional soil screening indicates a LOW shrink-swell foundation signal. Run an exact street-address scan to unlock parcel Flood Zone (AE/VE/X) and Soil LEP %.
How many schools, fire stations, and walkability options are near ZIP 90509?
Within 3 miles of the ZIP 90509 center, federal NCES & USGS registries index 62 public, charter, and private K–12 campuses, nearest fire/EMS station at 1.44 mi, and an EPA National Walkability Score of 16.1/20.0.
Does ZIP 90509 have drinking water (SDWIS) permits or EPA radon risk?
Geologic screening places ZIP 90509 in EPA Zone 2 — Moderate Potential (2.0 – 4.0 pCi/L), with 0 SDWIS drinking water facilities, 1 Clean Water NPDES permits, and 0 impaired water body dischargers tracked in this postal sector.