Los Angeles County property record for 22751 Stagg St, West Hills, CA 91304
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2 ba · 1,728 sqft · built 1975 |
| Lot Size | 0.182 acres (7,917 sqft) |
| Owner | 2 Company Names on File |
| Tax Bill | $1,992 (2025) |
| Deeds & Mortgages | Jul 2021 Reverse Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 2013-032-026 |
| Primary APN | 2013-032-026 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 10 Rooms |
| Stories | 1 Story |
| Building Area | 1,728 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1975 |
|---|---|
| Effective Year Built | Effective 1975 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Wood Shingle |
| Lot Area | 7,917 sqft (0.182 acres) |
| Lot Depth | 122 ft Depth |
| Garage Type | Attached |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 22751 STAGG ST |
|---|---|
| City | WEST HILLS |
| State | CA |
| Zip | 91304-5439 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LARS |
| Legal Description | TRACT NO 32408 LOT 26 |
| Legal Subdivision | 32408 |
| Legal Tract | 32408 |
| Legal Block | 2 |
| Legal Lot Number | 26 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 2 |
| Census Block | 2005 |
| Census Tract | 134302 |
22751 Stagg St is owned by a company that acquired it in September 1993 and is owner-occupied.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Company Names on File |
|---|---|
| Mailing Address | 22751 STAGG ST, WEST HILLS, CA 91304-5439 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Borrower in Default |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Sep 23, 1993 |
| Transfer Doc | 0001933733 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 22751 STAGG ST, WEST HILLS, CA 91304-5439 |
| Transaction Type | Mortgage |
| Record Updated | Aug 3, 2021 |
| Title Company | WFG NATIONAL TITLE COMPANY |
| Name | Verified Name |
|---|---|
| Address | 22751 STAGG ST, WEST HILLS, CA 91304-5439 |
| Document Number | 0001141648 |
|---|---|
| Date | Jul 26, 2021 |
| Instrument | 21-1141648 |
| Name | FINANCE OF AMERICA REVERSE LLC |
|---|---|
| Type | Reverse Mortgage Lender |
| Address | TULSA, OK 74133 |
| Type | Reverse Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 790 Months |
| Due | May 14, 2087 |
| Rate Type | Adjustable Rate |
|---|---|
| Rate | 1.77% |
| Adjustable | Adjustable Rate Rider |
| Type Change Date | Sep 1, 2021 |
| Change Frequency | Monthly |
| Index | 1-Year CMT |
The 2025 property tax bill for 22751 Stagg St was $1,992 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 | Los Angeles City |
| Unified School District | Los Angeles Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $139,686 (+2%) Land $35,266 Building $104,420 | |
| 2025 | $1,992.00 Homeowner's exemption | $136,948 Land $34,575 Building $102,373 |
| 2023 | $1,907.00 (+4.32%) Homeowner's exemption | $131,633 Land $33,234 Building $98,399 |
| 2022 | $1,828.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 22751 Stagg St in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2008.
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 |
| Community Rating System | Class 7 (15% premium discount) |
| Nearby Flood Policies | 1 in force |
| Nearby Flood Claims | 1 (2008) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Jan 2008 · rainfall accumulation |
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.
The area around 22751 Stagg St 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 | LOS ANGELES-CITY, DEPT. OF WATER & POWER serves 3,875,566 people · EPA ID CA1910067 |
|---|---|
| Water Source | Surface water |
| Lead | 4 ppb (2021–2023) action level 15 ppb |
| Water Quality | Treatment failure resolved · Jan 2018 |
|---|---|
| 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 821 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| AT&T Fiber · Fixed Wireless · DSL in parts of the area | 5,000 / 5,000 |
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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