Los Angeles County property record for 448 S Leaf Ave, West Covina, CA 91791
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 1,892 sqft · built 1970 |
| Lot Size | 0.167 acres (7,252 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $3,552 (2025) |
| Deeds & Mortgages | Mar 2020 Mortgage |
| Flood Zone | Zone X (moderate risk) |
| APN | 8477-031-008 |
| Primary APN | 8477-031-008 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 9 Rooms |
| Stories | 1 Story |
| Building Area | 1,892 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1970 |
|---|---|
| Effective Year Built | Effective 1978 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Wood Shingle |
| Lot Area | 7,252 sqft (0.167 acres) |
| Lot Dimensions | 105 ft deep x 69 ft wide |
| Garage Type | Attached |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 448 S LEAF AVE |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91791-2521 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | WCR1* |
| Legal Description | TRACT NO 30903 LOT 3 |
| Legal Subdivision | 30903 |
| Legal Tract | 30903 |
| Legal Block | 2 |
| Legal Lot Number | 3 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 2 |
| Census Block | 2005 |
| Census Tract | 406500 |
448 S Leaf Ave is owned and occupied by two individuals.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 448 S LEAF AVE, WEST COVINA, CA 91791-2521 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 448 S LEAF AVE, WEST COVINA, CA 91791-2521 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | FIRST AMER TTL CO LOS ANGELE |
| Name | Verified Name |
|---|
| Document Number | 0000266735 |
|---|---|
| Date | Mar 6, 2020 |
| Instrument | 20-0266735 |
| Name | PROSPECTORS FCU |
|---|---|
| Type | Credit Union |
| Address | DIAMOND BAR, CA 91765 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 121 Months |
| Due | Apr 1, 2030 |
The 2025 property tax bill for 448 S Leaf Ave was $3,552.
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 | $256,312 (+1.99%) Land $44,555 Building $211,757 | |
| 2025 | $3,552.00 | $251,313 Land $43,682 Building $207,631 |
| 2023 | $3,320.00 (+80.63%) | $241,556 Land $41,987 Building $199,569 |
| 2022 | $1,838.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 448 S Leaf Ave in Zone X, an area of moderate flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Nearest Special Flood Hazard Area | Zone A, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 3 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
The area around 448 S Leaf Ave has no burnable land within ember reach, so its wildfire risk is not rated.
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 512 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 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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