2172 Highland Vista Dr, Arcadia, CA 91006 Property Records

Los Angeles County property record for 2172 Highland Vista Dr, Arcadia, CA 91006

Property Summary

Property Type	Single Family Home
Details	3 bd · 3 ba · 2,428 sqft · built 1961
Lot Size	0.273 acres (11,900 sqft)
Owner	2 Trust Names on File
Last Sale	$998,000 (Aug 2006)
Tax Bill	$15,934 (2025)
Deeds & Mortgages	Jun 2021 Mortgage Jan 2020 Mortgage + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5765-029-013`

Property Details

APN / Parcel Number

Primary APN	`5765-029-013`

Interior

Bedrooms	3 Beds
Full Baths	3 Baths
Total Rooms	12 Rooms
Stories	1 Story
Building Area	2,428 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1961
Effective Year Built	Effective 1961
Architectural Style	Contemporary
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	11,900 sqft (0.273 acres)
Lot Dimensions	112 ft deep x 96 ft wide

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	2172 HIGHLAND VISTA DR
City	ARCADIA
State	CA
Zip	91006-1529
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	ARR110000D
Legal Description	TRACT # 23143 LOT 23
Legal Subdivision	23143
Legal Tract	23143
Legal Block	1
Legal Lot Number	23
Jurisdiction	LOS ANGELES CA
Township / Civil Division	UPPER SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1001
Census Tract	430400

Owner

2172 Highland Vista Dr is owner-occupied and held in a trust since November 2016.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record	2 Trust Names on File
Mailing Address	2172 HIGHLAND VISTA DR, ARCADIA, CA 91006-1529
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust, Personal Trust

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Jun 1, 2021	Deed of Trust, Mortgage · Conventional Mortgage GUARANTEED RATE INC
Jan 28, 2020	Deed of Trust, Mortgage · Conventional Mortgage OWNING CORPORATION
Jan 4, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 31, 2006 · Amount on File
Deed Sale	Aug 31, 2006 · Amount on File
Prior Sale	Aug 31, 2006 · Amount on File
Deed Document Number	20061946395
Last Transfer Date	Nov 15, 2016
Transfer Doc	0000009460
Record Updated	Oct 29, 2026

June 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2172 HIGHLAND VISTA DR, ARCADIA, CA 91006-1529
Transaction Type	Mortgage
Record Updated	Jun 10, 2021
Title Company	ORANGE COAST TITLE COMPANY

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2172 HIGHLAND VISTA DR, ARCADIA, CA 91006-1529

Mortgage

Document Number	0000868826
Date	Jun 1, 2021
Instrument	21-0868826

Lender

Name	GUARANTEED RATE INC
Type	Mortgage Company
Address	CHICAGO, IL 60613

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	180 Months
Due	Jun 1, 2036

January 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2172 HIGHLAND VISTA DR, ARCADIA, CA 91006-1529
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	ORANGE COAST TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000107505
Date	Jan 28, 2020
Instrument	20-0107505

Lender

Name	OWNING CORPORATION
Type	Non-Lending Institution
Address	ORANGE, CA 92868

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	181 Months
Due	Feb 1, 2035

January 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jan 4, 2017
Property Address	2172 HIGHLAND VISTA DR, ARCADIA, CA 91006-1529
Document Number	0000009460
Instrument Date	Nov 15, 2016
Instrument	9460
Transaction Type	Transfer
Record Updated	Jan 18, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	2172 HIGHLAND VISTA DR ARCADIA CA 910061529, ARCADIA, CA 91006-1529

Tax Assessment & Valuation

The 2025 property tax bill for 2172 Highland Vista Dr was $15,934 with a homeowner's exemption.

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
Municipality	Arcadia City
County	Los Angeles County
Unified School District	Arcadia Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$1,363,836 (+2%) Land $956,601 Building $407,235
2025	$15,934.00 Homeowner's exemption	$1,337,095 Land $937,845 Building $399,250
2023	$14,668.00 (+3.41%) Homeowner's exemption	$1,285,176 Land $901,428 Building $383,748
2022	$14,185.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

FEMA maps place 2172 Highland Vista Dr in Zone X, an area of minimal flood risk, though there have been 7 flood claims nearby since 1980.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	1 in force
Nearby Flood Claims	7 (1980–1992)
Most Recent Claim	Feb 1992 · Rain/snow/wind Storms, Flooding, Mudslides

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 2172 Highland Vista Dr is very high, ranking above 90% of the US, with a 1% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Very High above 90% of the US · above 73% of California
Wildfire Likelihood	1% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

Insurers in high-risk areas may require mitigation or decline coverage; check availability before making an offer.

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	CITY OF ARCADIA serves 54,236 people · EPA ID CA1910003
Water Source	Groundwater
Last State Inspection	Dec 2024
Lead	2 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 154 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	4,000 / 4,000
Spectrum Cable	1,000 / 1,000
Giggle Fiber Cable	1,000 / 40

Cell Coverage

5G (outdoors only) and 4G LTE

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