Los Angeles County property record for 2224 E Merced Ave, West Covina, CA 91791
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 3 ba · 4,020 sqft · built 1963 |
| Lot Size | 0.544 acres (23,690 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $999,500 (Apr 2016) |
| Tax Bill | $14,575 (2025) |
| Deeds & Mortgages | Jun 2017 Line of Credit |
| Flood Zone | Zone X (moderate risk) |
| APN | 8493-014-021 |
| Primary APN | 8493-014-021 |
|---|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 12 Rooms |
| Stories | 1 Story |
| Building Area | 4,020 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1963 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Wood Shingle |
| Lot Area | 23,690 sqft (0.544 acres) |
| Lot Dimensions | 215 ft deep x 121 ft wide |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 2224 E MERCED AVE |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91791-3607 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | WCR114400* |
| Legal Description | TRACT # 25222 LOT 13 |
| Legal Subdivision | 25222 |
| Legal Tract | 25222 |
| Legal Block | 1 |
| Legal Lot Number | 13 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 408005 |
2224 E Merced Ave is owned and occupied by two individuals who bought it in April 2016.
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 Individual Names on File |
|---|---|
| Mailing Address | 2224 E MERCED AVE, WEST COVINA, CA 91791-3607 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Apr 8, 2016 · Amount on File |
| Deed Sale | Apr 8, 2016 · Amount on File |
| Prior Sale | Oct 5, 1995 · Amount on File |
| Deed Document Number | 2016391165 |
| Prior Transfer Date | Jun 2, 2010 |
| Prior Transfer Doc | 0000841444 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 2224 E MERCED AVE, WEST COVINA, CA 91791-3607 |
| Document Number | 0000761230 |
| Instrument Date | Jun 17, 2017 |
| Transaction Type | Mortgage |
| Record Updated | Aug 22, 2018 |
| Title Company | AMERICAN TITLE COMPANY, AMERICAN TITLE INC |
| Name | Verified Name |
|---|---|
| Address | 2224 E MERCED AVE WEST COVINA CA 917913607, WEST COVINA, CA 91791-3607 |
| Document Number | 0000761230 |
|---|---|
| Date | Jul 7, 2017 |
| Instrument | 761230 |
| Name | BANK OF AMERICA |
|---|---|
| Type | Bank |
| Address | TAMPA, FL 33634 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|
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 | $1,206,740 (+2%) Land $677,991 Building $528,749 | |
| 2025 | $14,575.00 (+7.63%) | $1,183,080 (+4.04%) Land $664,698 Building $518,382 |
| 2023 | $13,542.00 (-0.93%) | $1,137,141 Land $638,888 Building $498,253 |
| 2022 | $13,669.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2224 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 2224 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 370 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Starlink Satellite | 280 / 30 |
May also be available: AT&T, Frontier, T-Mobile, Verizon.
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