2851 E Hillside Dr, West Covina, CA 91791 Property Records

Los Angeles County property record for 2851 E Hillside Dr, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	4 bd · 5 ba · 4,113 sqft · built 2001
Lot Size	0.477 acres (20,773 sqft)
Owner	2 Company Names on Record
Last Sale	$2,480,000 (May 2023)
Tax Bill	$30,941 (2025)
Deeds & Mortgages	Dec 2025 Transfer May 2023 Sale & Mortgage
Flood Zone	Zone X (moderate risk)
APN	`8493-053-020`

Property Details

APN / Parcel Number

Primary APN	`8493-053-020`

Interior

Bedrooms	4 Beds
Full Baths	5 Baths
Building Area	4,113 sqft Living Area

Exterior

Year Built	Built 2001
Effective Year Built	Effective 2001
Construction Type	Wood
Lot Area	20,773 sqft (0.477 acres)

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2851 E HILLSIDE DR
City	WEST COVINA
State	CA
Zip	91791-3765
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR140000&
Legal Description	*TR=32324 LOT 30
Legal Subdivision	32324
Legal Tract	32324
Legal Block	1
Legal Lot Number	30
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1005
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	1809 LANSDOWNE AVE, LOS ANGELES, CA 90032-4123
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
Dec 9, 2025	Intrafamily Transfer, Transfer
May 30, 2023	Grant Deed, Transfer · Conventional Mortgage EMET MORTGAGE

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	May 30, 2023 · Amount on Record
Deed Sale	May 30, 2023 · Amount on Record
Prior Sale	Jul 29, 2004 · Amount on Record
Deed Document Number	2023347127
Prior Transfer Date	Nov 21, 2016
Prior Transfer Doc	0001543356
Record Updated	Oct 29, 2026

December 2025: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 9, 2025
Property Address	2851 E HILLSIDE DR, WEST COVINA, CA 91791-3765
Document Number	0000889882
Map Reference	MB 989 PG 77-93
Instrument Date	Nov 13, 2025
Instrument	25-0889882
Transaction Type	Transfer
Record Updated	Dec 22, 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	1809 LANSDOWNE AVE, LOS ANGELES, CA 90032-4123

May 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	May 30, 2023
Property Address	2851 E HILLSIDE DR, WEST COVINA, CA 91791-3765
Document Number	0000347127
Map Reference	MB 989 PG 77-93
Instrument Date	May 18, 2023
Instrument	23-0347127
Transaction Type	Transfer
Record Updated	Oct 14, 2025
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
Relationship	Joint Tenants
Address	2851 E HILLSIDE DR, WEST COVINA, CA 91791-3765

Mortgage

Document Number	0000347128
Date	May 30, 2023
Instrument	23-0347128

Lender

Name	EMET MORTGAGE

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Jun 1, 2053

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		$2,631,795 (+2%) Land $1,273,449 Building $1,358,346
2025	$30,941.00 (+32.85%)	$2,580,192 (+29.92%) Land $1,248,480 Building $1,331,712
2023	$23,290.00 (-2.82%)	$1,986,000 Land $1,047,000 Building $939,000
2022	$23,965.00

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	Low lower than 99.1% of the US · lower than 99.2% of California
Wildfire Likelihood	Under 0.01% annual chance
Exposure	None beyond 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 242 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000

May also be available: Frontier, T-Mobile, Verizon.

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