2817 E Hillside Dr, West Covina, CA 91791 Property Records

Los Angeles County property record for 2817 E Hillside Dr, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	5 bd · 4 ba · 3,572 sqft · built 2001
Lot Size	0.49 acres (21,330 sqft)
Owner	2 Company Names on Record
Last Sale	$1,585,000 (Feb 2021)
Tax Bill	$21,040 (2025)
Deeds & Mortgages	Dec 2021 Transfer Feb 2021 Sale & Mortgage + 3 more
Flood Zone	Zone X (moderate risk)
APN	`8493-049-017`

Property Details

APN / Parcel Number

Primary APN	`8493-049-017`

Interior

Bedrooms	5 Beds
Full Baths	4 Baths
Building Area	3,572 sqft Living Area

Exterior

Year Built	Built 2001
Effective Year Built	Effective 2001
Construction Type	Wood
Lot Area	21,330 sqft (0.49 acres)

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2817 E HILLSIDE DR
City	WEST COVINA
State	CA
Zip	91791-3764
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR140000&
Legal Description	*TR=32324 LOT 190
Legal Subdivision	32324
Legal Tract	32324
Legal Block	1
Legal Lot Number	190
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1008
Census Tract	408005

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	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
Dec 7, 2021	Intrafamily Transfer, Transfer
Feb 10, 2021	Grant Deed, Transfer · Conventional Mortgage PMAC LENDING SERVICES INC
Jul 3, 2019	Quit Claim Deed, Transfer NOT AVAILABLE
Jun 7, 2018	Quit Claim Deed, Transfer STEWART TITLE
Jun 7, 2018	Grant Deed, Transfer · ARM STERLING BANK & TRUST FSB

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Feb 10, 2021 · Amount on Record
Deed Sale	Feb 10, 2021 · Amount on Record
Prior Sale	Jun 7, 2018 · Amount on Record
Deed Document Number	2021231681
Last Transfer Date	Oct 12, 2021
Transfer Doc	0001812962
Record Updated	Oct 29, 2026

December 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 7, 2021
Property Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Document Number	0001812962
Map Reference	MB 969 PG 77-93
Instrument Date	Oct 12, 2021
Instrument	21-1812962
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	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764

February 2021: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Feb 10, 2021
Property Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Document Number	0000231681
Map Reference	MB 989 PG 77-93
Instrument Date	Feb 1, 2021
Instrument	21-0231681
Transaction Type	Transfer
Record Updated	Oct 14, 2025
Title Company	STEWART TITLE COMPANY-F, STEWART TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
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
Relationship	Community Property with Right of Survivorship
Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764

Mortgage

Document Number	0000231682
Date	Feb 10, 2021
Instrument	21-0231682

Lender

Name	PMAC LENDING SERVICES INC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Mar 1, 2051

Interest

Rate Type	Adjustable Rate
Type Change Date	Mar 1, 2028
Min Rate At Change	4.25%
Max Rate At Change	6.25%
Index	1-Year LIBOR
Max Rate	10.2%

July 2019: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 3, 2019
Property Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Document Number	0000644234
Instrument Date	Jun 26, 2019
Instrument	644234
Transaction Type	Transfer
Record Updated	Jul 12, 2019
Title Company	NOT AVAILABLE

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	2817 E HILLSIDE DR WEST COVINA CA 917913764, WEST COVINA, CA 91791-3764

June 2018: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 7, 2018
Property Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Document Number	0000567088
Instrument Date	Feb 25, 2018
Instrument	567088
Transaction Type	Transfer
Record Updated	Jun 19, 2018
Title Company	STEWART TITLE

Transaction

Tax	$0.00
Amount Accuracy	Full Value
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Separate Estate/Property
Address	10 LAST BLOOM IRVINE CA 926020848, IRVINE, CA 92602-0848

June 2018: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 7, 2018
Property Address	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764
Document Number	0000567089
Map Reference	MB 989 PG 77-93
Instrument Date	Feb 23, 2018
Instrument	18-0567089
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	STEWART TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
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	2817 E HILLSIDE DR, WEST COVINA, CA 91791-3764

Mortgage

Document Number	0000567090
Date	Jun 7, 2018
Instrument	18-0567090

Lender

Name	STERLING BANK & TRUST FSB
Type	Bank

Agreement

Type	ARM
Amount	Amount Recorded
Term	361 Months
Due	Jul 1, 2048

Interest

Rate Type	Adjustable Rate
Rate	5.75%
Type Change Date	Jul 1, 2021
Change Frequency	Annually
Min Rate At Change	4.32%
Max Rate At Change	8.75%
Index	1-Year LIBOR
Max Rate	11.7%

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	West Covina Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$1,749,966 (+2%) Land $1,104,080 Building $645,886
2025	$21,040.00 (+7.6%)	$1,715,654 (+4.04%) Land $1,082,432 Building $633,222
2023	$19,554.00 (-0.96%)	$1,649,034 Land $1,040,400 Building $608,634
2022	$19,744.00

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 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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