Los Angeles County property record for 2223 E Merced Ave, West Covina, CA 91791
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 3 ba · 2,793 sqft · built 1962 |
| Lot Size | 0.401 acres (17,486 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $4,546 (2025) |
| Flood Zone | Zone X (moderate risk) |
| APN | 8493-014-017 |
| Primary APN | 8493-014-017 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 13 Rooms |
| Stories | 1 Story |
| Building Area | 2,793 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1962 |
|---|---|
| Effective Year Built | Effective 1962 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Wood Shingle |
| Lot Area | 17,486 sqft (0.401 acres) |
| Lot Dimensions | 166 ft deep x 102 ft wide |
| Garage Type | Attached |
| Heating System | Central |
|---|
| Street Address | 2223 E MERCED AVE |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91791-3657 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | WCR114400* |
| Legal Description | TRACT # 25222 LOT 9 |
| Legal Subdivision | 25222 |
| Legal Tract | 25222 |
| Legal Block | 1 |
| Legal Lot Number | 9 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 408005 |
2223 E Merced Ave is owner-occupied and held in a trust since November 1997.
Source: Los Angeles County records, as of August 25, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | PO BOX 4092, WEST COVINA, CA 91791-0092 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Nov 12, 1997 |
| Transfer Doc | 0001945598 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2223 E Merced Ave was $4,546 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | West Covina City |
| Unified School District | West Covina Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $337,801 (+2%) Land $52,810 Building $284,991 | |
| 2025 | $4,546.00 Homeowner's exemption | $331,183 Land $51,775 Building $279,408 |
| 2023 | $4,187.00 (-0.64%) Homeowner's exemption | $318,324 Land $49,765 Building $268,559 |
| 2022 | $4,214.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2223 E Merced Ave in Zone X, an area of moderate flood risk.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026
| FEMA Flood Zone | Zone X moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 2223 E Merced Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | SUBURBAN WATER SYSTEMS-SAN JOSE private · serves 170,523 people · EPA ID CA1910205 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Aug 2024 |
| Lead | Under 1 ppb (2023–2025) action level 15 ppb |
| 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.
Source: FCC Broadband Data Collection, based on 421 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable | 1,000 / 50 |
May also be available: T-Mobile, Verizon.
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