Los Angeles County property record for 534 Arroyo Dr, South Pasadena, CA 91030
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 3 ba · 3,032 sqft · built 1959 |
| Lot Size | 0.457 acres (19,922 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $641,000 (Dec 2000) |
| Tax Bill | $11,448 (2025) |
| Deeds & Mortgages | Nov 2020 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 5317-042-017 |
| Primary APN | 5317-042-017 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 12 Rooms |
| Stories | 1 Story |
| Building Area | 3,032 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1959 |
|---|---|
| Effective Year Built | Effective 1966 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Flat |
| Roof Material | Gravel |
| Lot Area | 19,922 sqft (0.457 acres) |
| Lot Dimensions | 297 ft deep x 71 ft wide |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 534 ARROYO DR |
|---|---|
| City | SOUTH PASADENA |
| State | CA |
| Zip | 91030-1625 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | SPR1E* |
| Legal Description | TRACT # 9657 LOT COM S 0 10 W 78 FT FRO M NE COR OF LOT 5 TH N 89 3550 W TO E LINE OF ARROYO DR TH S THEREON 79.58 FT TH N 87 2641 E TO E LINE OF LOT 6 TH N 0 10 E 63.5 FT TO BEG PART OF LOTS 5 AND LOT 6 |
| Legal Subdivision | 9657 |
| Legal Tract | 9657 |
| Legal Block | 3 |
| Legal Lot Number | 5 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | PASADENA |
| Census Block Group | 3 |
| Census Block | 3001 |
| Census Tract | 480602 |
534 Arroyo Dr is owner-occupied and held in a trust since December 2000.
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 Trust Names on File |
|---|---|
| Mailing Address | 534 ARROYO DR, SOUTH PASADENA, CA 91030-1625 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Revocable Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 15, 2000 · Amount on File |
| Deed Sale | Dec 15, 2000 · Amount on File |
| Deed Document Number | 20001954042 |
| Prior Transfer Date | Nov 9, 1996 |
| Prior Transfer Doc | 0001860869 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 534 ARROYO DR, SOUTH PASADENA, CA 91030-1625 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | NATIONAL CLOSING SOLUTIONS |
| Name | Verified Name |
|---|---|
| Address | 534 ARROYO DR, SOUTH PASADENA, CA 91030-1625 |
| Document Number | 0001388093 |
|---|---|
| Date | Nov 3, 2020 |
| Instrument | 20-1388093 |
| Name | LOANPAL LLC |
|---|---|
| Type | Non-Lending Institution |
| Address | ROSEVILLE, CA 95661 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2050 |
The 2025 property tax bill for 534 Arroyo Dr was $11,448 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | South Pasadena City |
| Unified School District | South Pasadena Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $985,183 (+2%) Land $614,785 Building $370,398 | |
| 2025 | $11,448.00 Homeowner's exemption | $965,867 Land $602,731 Building $363,136 |
| 2023 | $11,441.00 (+2.34%) Homeowner's exemption | $928,363 Land $579,327 Building $349,036 |
| 2022 | $11,179.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 534 Arroyo Dr in Zone X, an area of minimal flood risk.
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 minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 1 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.
Wildfire risk around 534 Arroyo Dr is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 96% of the US · lower than 97.4% of California |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | Direct burnable vegetation |
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 | CITY OF SOUTH PASADENA serves 25,329 people · EPA ID CA1910154 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Jun 2025 |
| Lead | Under 1 ppb (2022–2024) 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 399 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless | 1,000 / 75 |
| AT&T DSL · Fiber, Fixed Wireless in parts of the area | 100 / 20 |
May also be available: GeoLinks, T-Mobile.
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