Los Angeles County property record for 2516 E James Ave, West Covina, CA 91791
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,116 sqft · built 1954 |
| Lot Size | 0.174 acres (7,560 sqft) |
| Owner | 2 Company Names on Record |
| Last Sale | $405,000 (Dec 2004) |
| Tax Bill | $7,268 (2025) |
| Deeds & Mortgages | Oct 2025 Transfer |
| Flood Zone | Zone X (moderate risk) |
| APN | 8479-012-005 |
| Primary APN | 8479-012-005 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,116 sqft Living Area |
| Year Built | Built 1954 |
|---|---|
| Effective Year Built | Effective 1956 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Gravel |
| Lot Area | 7,560 sqft (0.174 acres) |
| Lot Dimensions | 126 ft deep x 60 ft wide |
| Heating System | Floor/Wall Furnace |
|---|
| Street Address | 2516 E JAMES AVE |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91791-2146 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | WCR1* |
| Legal Description | TRACT # 19682 LOT 27 |
| Legal Subdivision | 19682 |
| Legal Tract | 19682 |
| Legal Block | 2 |
| Legal Lot Number | 27 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 2 |
| Census Block | 2007 |
| Census Tract | 406413 |
Source: Los Angeles County records, as of August 25, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Company Names on Record |
|---|---|
| Mailing Address | 2516 E JAMES AVE, WEST COVINA, CA 91791-2146 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Living Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 1, 2004 · Amount on Record |
| Deed Sale | Dec 1, 2004 · Amount on Record |
| Deed Document Number | 20043098108 |
| Prior Transfer Date | Jul 24, 1998 |
| Prior Transfer Doc | 0001338453 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Oct 9, 2025 |
| Property Address | 2516 E JAMES AVE, WEST COVINA, CA 91791-2146 |
| Document Number | 0000700521 |
| Map Reference | MB 496 PG 18-20 |
| Instrument Date | Oct 2, 2025 |
| Instrument | 25-0700521 |
| Transaction Type | Transfer |
| Record Updated | Oct 28, 2025 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Family Living Trust |
| Address | 2516 E JAMES AVE, WEST COVINA, CA 91791-2146 |
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 | Covina-Valley Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $575,806 (+2%) Land $414,586 Building $161,220 | |
| 2025 | $7,268.00 (+4.7%) | $564,516 (+4.04%) Land $406,457 Building $158,059 |
| 2023 | $6,942.00 (+1.34%) | $542,597 Land $390,675 Building $151,922 |
| 2022 | $6,850.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
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.
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 229 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, T-Mobile, Verizon.
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