Los Angeles County property record for 421 E Merced Ave, West Covina, CA 91790
| Property Type | Commercial Office |
|---|---|
| Details | 6 ba · 3,819 sqft · built 1979 |
| Lot Size | 0.56 acres (24,376 sqft) |
| Owner | 2 Company Names on Record |
| Last Sale | $557,000 (Nov 2003) |
| Tax Bill | $11,543 (2025) |
| Deeds & Mortgages | Jan 2024 Transfer |
| Flood Zone | Zone X (moderate risk) |
| APN | 8488-019-022 |
| Primary APN | 8488-019-022 |
|---|
| Full Baths | 6 Baths |
|---|---|
| Stories | 1 Story |
| Building Area | 3,819 sqft Total Area |
| Year Built | Built 1979 |
|---|---|
| Effective Year Built | Effective 1979 |
| Construction Type | Wood |
| Fire Resistance | Wood or Wood & Steel Frame |
| Lot Area | 24,376 sqft (0.56 acres) |
| Cooling System | HVAC |
|---|
| Street Address | 421 E MERCED AVE |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91790-5023 |
| Property Category | Commercial |
| Property Type | Commercial > Office > Commercial Office |
| Local Zoning Code | WCC1-OP* |
| Legal Description | *TR=E J BALDWINS FIFTH SUB OF A PORTION OF RO LA PUENTE*LOT COM N 88 56 W 873. 36 FT FROM SE COR OF LOT 263 TH S 1 04 W TO NE LINE OF MERCED AVE TH NW ON SD NE LINE 244.17 FT TH NE AND FOLLOWING LINE OF PM 14-97 TO BEG POR OF LOT 264 |
| Legal Subdivision | E J BALDWINS |
| Legal Block | 2 |
| Legal Lot Number | 264 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 406602 |
Source: Los Angeles County records, as of August 25, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Company Names on Record |
|---|---|
| Mailing Address | 3326 E TONI DR, WEST COVINA, CA 91791-3029 |
| Owner Type | Company |
| Vesting | Life Tenant |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Nov 14, 2003 · Amount on Record |
| Deed Sale | Nov 14, 2003 · Amount on Record |
| Deed Document Number | 20033432193 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Jan 19, 2024 |
| Property Address | 421 E MERCED AVE, WEST COVINA, CA 91790-5023 |
| Document Number | 0000044373 |
| Map Reference | MB 12 PG 134&135 |
| Instrument Date | Dec 13, 2023 |
| Instrument | 24-0044373 |
| Transaction Type | Transfer |
| Record Updated | Oct 14, 2025 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Living Trust |
| Address | 965 N 2ND AVE, UPLAND, CA 91786-3908 |
| Mail Care Of | SKVARNA LAW FIRM APC |
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 | West Covina Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $807,756 (+2%) Land $561,226 Building $246,530 | |
| 2025 | $11,543.00 (+6.7%) | $791,919 (+4.04%) Land $550,222 Building $241,697 |
| 2023 | $10,818.00 (-0.63%) | $761,169 Land $528,857 Building $232,312 |
| 2022 | $10,887.00 |
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 569 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, Verizon.
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