2535 E James Ave, West Covina, CA 91791 Property Records

Los Angeles County property record for 2535 E James Ave, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,116 sqft · built 1954
Lot Size	0.263 acres (11,439 sqft)
Owner	2 Company Names on Record
Tax Bill	$9,911 (2025)
Deeds & Mortgages	Mar 2025 Transfer Oct 2024 Transfer
Flood Zone	Zone X (moderate risk)
APN	`8479-012-022`

Property Details

APN / Parcel Number

Primary APN	`8479-012-022`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,116 sqft Living Area

Exterior

Year Built	Built 1954
Effective Year Built	Effective 1954
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Gravel
Lot Area	11,439 sqft (0.263 acres)
Lot Dimensions	130 ft deep x 93 ft wide
Garage Type	Attached

Utilities, Heating & Cooling

Cooling System	Wall Unit
Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2535 E JAMES AVE
City	WEST COVINA
State	CA
Zip	91791-2147
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR1*
Legal Description	LOT COM AT SW COR OF LOT 22 TR NO 19682 TH S 69 1721 E 165.76 FT TH N 19 02 W 95.3 FT TH NW ON A CURVE CONCAVE TO SW (R=120 FT) 65.05 FT TH SW ON NW LINE OF SD LOT TO E LINE OF JAMES AVE TH S NO 930 AND PART OF LOT 22 TRACT NO 19682
Legal Subdivision	19682
Legal Tract	19682
Legal Block	2
Legal Lot Number	22
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
Mar 19, 2025	Intrafamily Transfer, Transfer
Oct 7, 2024	Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Apr 9, 2024
Transfer Doc	0000248972
Record Updated	Oct 29, 2026

March 2025: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 19, 2025
Property Address	2535 E JAMES AVE, WEST COVINA, CA 91791-2147
Document Number	0000175387
Map Reference	MB 496 PG 10-20
Instrument Date	Feb 26, 2025
Instrument	25-0175387
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	2535 E JAMES AVE, WEST COVINA, CA 91791-2147
Document Number	0000683916
Map Reference	MB 496 PG 10-20
Instrument Date	Sep 29, 2024
Instrument	24-0683916
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

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		$808,702 (+2%) Land $624,240 Building $184,462
2025	$9,911.00 (+417.82%)	$792,846 (+589.28%) Land $612,000 Building $180,846
2023	$1,914.00 (+1.32%)	$115,025 Land $40,555 Building $74,470
2022	$1,889.00

Assessed value is set for property tax purposes and is not a market price estimate.

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.

Nearby Properties on E James Ave

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures