521 E Merced Ave, West Covina, CA 91790 Property Records

Los Angeles County property record for 521 E Merced Ave, West Covina, CA 91790

Property Summary

Property Type	Single Family Home
Details	5 bd · 3 ba · 2,170 sqft · built 1947
Lot Size	1.24 acres (54,154 sqft)
Owner	2 Individual Names on File
Last Sale	$290,000 (May 1999)
Tax Bill	$5,966 (2025)
Deeds & Mortgages	Oct 2024 Transfer Oct 2024 Transfer
Flood Zone	Zone X (moderate risk)
APN	`8488-018-009`

Property Details

APN / Parcel Number

Primary APN	`8488-018-009`

Interior

Bedrooms	5 Beds
Full Baths	3 Baths
Total Rooms	10 Rooms
Stories	1 Story
Building Area	2,170 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1947
Effective Year Built	Effective 1951
Architectural Style	Contemporary
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Composition Shingle
Lot Area	54,154 sqft
Lot Dimensions	313 ft deep x 173 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	521 E MERCED AVE
City	WEST COVINA
State	CA
Zip	91790-5025
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCRA*
Legal Description	E J BALDWINS FIFTH SUBDIVISION OF A POR TION OF RANCHO LA PUENTE W 172.96 FT OF E 563.36 FT OF S 23.70 FT OF LOT 263 AND W 172.96 FT OF E 563.36 FT EX OF ST OF LOT 264
Legal Subdivision	E J BALDWINS FIFTH SUBDIVISION
Legal Block	2
Legal Lot Number	263
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	2
Census Block	2000
Census Tract	406602

Owner

521 E Merced Ave is owned and occupied by two individuals who acquired it in October 2024.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record	2 Individual Names on File
Mailing Address	521 E MERCED AVE, WEST COVINA, CA 91790-5025
Occupancy	Owner Occupied
Owner Type	Individual

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Oct 16, 2024	Transfer on Death Deed, Transfer
Oct 16, 2024	Transfer on Death Deed, Transfer

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	May 10, 1999 · Amount on File
Deed Sale	May 10, 1999 · Amount on File
Prior Sale	Apr 29, 1997 · Amount on File
Deed Document Number	1999839374
Last Transfer Date	Oct 5, 2024
Transfer Doc	0000705077
Record Updated	Oct 29, 2026

October 2024: Transfer on Death Deed, Transfer

Document Type	Transfer on Death Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 16, 2024
Property Address	521 E MERCED AVE, WEST COVINA, CA 91790-5025
Document Number	0000705077
Map Reference	MB 12 PG 134&135
Instrument Date	Oct 5, 2024
Instrument	24-0705077
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	521 E MERCED AVE, WEST COVINA, CA 91790-5025

October 2024: Transfer on Death Deed, Transfer

Document Type	Transfer on Death Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 16, 2024
Property Address	521 E MERCED AVE, WEST COVINA, CA 91790-5025
Document Number	0000705021
Map Reference	MB 12 PG 134&135
Instrument Date	Oct 5, 2024
Instrument	24-0705021
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	521 E MERCED AVE, WEST COVINA, CA 91790-5025

Tax Assessment & Valuation

The 2025 property tax bill for 521 E Merced Ave was $5,966 with a homeowner's exemption.

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		$463,705 (+2%) Land $273,270 Building $190,435
2025	$5,966.00 Homeowner's exemption	$454,613 Land $267,912 Building $186,701
2023	$5,623.00 (-0.74%) Homeowner's exemption	$436,961 Land $257,509 Building $179,452
2022	$5,665.00

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

Flood

FEMA maps place 521 E Merced Ave in Zone X, an area of moderate flood risk.

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

The area around 521 E Merced 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.

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 551 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
AT&T Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: GeoLinks.

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