2526 E James Ave, West Covina, CA 91791 Property Records

Los Angeles County property record for 2526 E James Ave, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,063 sqft · built 1954
Lot Size	0.198 acres (8,639 sqft)
Owner	2 Company Names on Record
Last Sale	$634,500 (Mar 2023)
Tax Bill	$8,432 (2025)
Deeds & Mortgages	May 2022 Mortgage Mar 2025 Transfer + 3 more
Flood Zone	Zone X (moderate risk)
APN	`8479-012-003`

Property Details

APN / Parcel Number

Primary APN	`8479-012-003`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,063 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1954
Effective Year Built	Effective 1954
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Gravel
Lot Area	8,639 sqft (0.198 acres)
Lot Dimensions	118 ft deep x 46 ft wide
Garage Type	Detached

Utilities, Heating & Cooling

Cooling System	Wall Unit
Heating System	Floor/Wall Furnace
Water Source	Commercial

Location & Zoning

Street Address	2526 E JAMES AVE
City	WEST COVINA
State	CA
Zip	91791-2146
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR1YY
Legal Description	TRACT # 19682 LOT 25
Legal Subdivision	19682
Legal Tract	19682
Legal Block	2
Legal Lot Number	25
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	2
Census Block	2007
Census Tract	406413

Owner

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	676 S EASTBURY AVE, COVINA, CA 91723-3315
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
May 4, 2022	Deed of Trust, Mortgage · Conventional Mortgage NATIONS DIRECT MORTGAGE LLC
Mar 19, 2025	Intrafamily Transfer, Transfer
Oct 7, 2024	Intrafamily Transfer, Transfer
Mar 3, 2023	Grant Deed, Transfer STOCKDALE TITLE COMPANY, SOCAL TITLE COMPANY
Dec 26, 2019	Deed of Trust, Mortgage · Conventional Mortgage NATIONS DIRECT MORTGAGE LLC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Mar 3, 2023 · Amount on Record
Deed Sale	Mar 3, 2023 · Amount on Record
Prior Sale	Mar 27, 2015
Deed Document Number	2023136246
Last Transfer Date	Apr 9, 2024
Transfer Doc	0000248789
Record Updated	Oct 29, 2026

May 2022: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146
Transaction Type	Mortgage
Record Updated	Oct 14, 2025
Title Company	ORABGE COAST TITLE, ORANGE COAST TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146

Mortgage

Document Number	0000482961
Date	May 4, 2022
Instrument	22-0482961

Lender

Name	NATIONS DIRECT MORTGAGE LLC
Type	Mortgage Company
Address	SANTA ANA, CA 92707

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	May 1, 2052

March 2025: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 19, 2025
Property Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146
Document Number	0000175481
Map Reference	MB 496 PG 18-20
Instrument Date	Feb 26, 2025
Instrument	25-0175481
Transaction Type	Transfer
Record Updated	Oct 14, 2025

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	676 S EASTBURY AVE, COVINA, CA 91723-3315
Investor	Possibly a Property Investor

October 2024: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 7, 2024
Property Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146
Document Number	0000684000
Map Reference	MB 496 PG 18-20
Instrument Date	Sep 29, 2024
Instrument	24-0684000
Transaction Type	Transfer
Record Updated	Oct 14, 2025

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	676 S EASTBURY AVE, COVINA, CA 91723-3315

March 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 3, 2023
Property Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146
Document Number	0000136246
Map Reference	MB 496 PG 18-20
Instrument Date	Jan 8, 2023
Instrument	23-0136246
Transaction Type	Transfer
Record Updated	Oct 14, 2025
Title Company	STOCKDALE TITLE COMPANY, SOCAL TITLE COMPANY

Transaction

Amount	Amount Recorded
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2530 E CAMERON AVE, WEST COVINA, CA 91791-3326

December 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2526 E JAMES AVE, WEST COVINA, CA 91791-2146
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	STATES TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0001445764
Date	Dec 26, 2019
Instrument	19-1445764

Lender

Name	NATIONS DIRECT MORTGAGE LLC
Type	Mortgage Company
Address	SANTA ANA, CA 92707

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	359 Months
Due	Nov 1, 2049

Tax Assessment & Valuation

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

Property Jurisdictions

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

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$683,241 (+2%) Land $570,053 Building $113,188
2025	$8,432.00 (+339.17%)	$669,845 (+435.56%) Land $558,876 Building $110,969
2023	$1,920.00 (+1.48%) Homeowner's exemption	$125,074 Land $40,163 Building $84,911
2022	$1,892.00

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

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.

Wildfire

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.

Drinking Water

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

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 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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