Los Angeles County property record for 554 Willowgrove Ave, Glendora, CA 91741
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,412 sqft · built 1962 |
| Lot Size | 0.23 acres (10,011 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $710,000 (Jul 2020) |
| Tax Bill | $9,423 (2025) |
| Deeds & Mortgages | Jan 2024 Line of Credit Jun 2022 Line of Credit + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 8656-028-003 |
| Primary APN | 8656-028-003 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,412 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1962 |
|---|---|
| Effective Year Built | Effective 1962 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Wood Shingle |
| Lot Area | 10,011 sqft (0.23 acres) |
| Lot Dimensions | 133 ft deep x 75 ft wide |
| Garage Type | Attached |
| Cooling System | Wall Unit |
|---|---|
| Heating System | Central |
| Water Source | Commercial |
| Street Address | 554 WILLOWGROVE AVE |
|---|---|
| City | GLENDORA |
| State | CA |
| Zip | 91741-2368 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | GDE4 |
| Legal Description | TRACT # 25387 LOT 16 |
| Legal Subdivision | 25387 |
| Legal Tract | 25387 |
| Legal Block | 1 |
| Legal Lot Number | 16 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 400404 |
Source: Los Angeles County records, as of May 21, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
| Date | Document |
|---|---|
| Jan 5, 2024 | Deed of Trust, Mortgage · Line of Credit LENDAGE LLC |
| Jun 9, 2022 | Deed of Trust, Mortgage · Line of Credit BANK OF AMERICA NA |
| Jul 21, 2020 | Grant Deed, Transfer · Conventional Mortgage FINANCE OF AMERICA MORTGAGE LLC |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jul 21, 2020 · Amount on Record |
| Deed Sale | Jul 21, 2020 · Amount on Record |
| Deed Document Number | 2020806080 |
| Prior Transfer Date | Aug 17, 2006 |
| Prior Transfer Doc | 0002095511 |
| Record Updated | Sep 20, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Transaction Type | Mortgage |
| Record Updated | Jan 12, 2024 |
| Title Company | ATLANTIS TITLE COMPANY, ATLAS TITLE COMPANY |
| Name | Verified Name |
|---|---|
| Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Document Number | 0000011084 |
|---|---|
| Date | Jan 5, 2024 |
| Instrument | 24-0011084 |
| Name | LENDAGE LLC |
|---|---|
| Type | Mortgage Company |
| Address | LIMA, OH 45801 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Term | 181 Months |
| Due | Feb 1, 2039 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Property Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Transaction Type | Mortgage |
| Record Updated | Jun 17, 2022 |
| Title Company | WFG LENDER SERVICES |
| Name | Verified Name |
|---|---|
| Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Document Number | 0000615856 |
|---|---|
| Date | Jun 9, 2022 |
| Instrument | 22-0615856 |
| Name | BANK OF AMERICA NA |
|---|---|
| Type | Bank |
| Address | TAMPA, FL 33634 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Jul 21, 2020 |
| Property Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Document Number | 0000806080 |
| Map Reference | MB 663 PG 11&12 |
| Instrument Date | Jun 19, 2020 |
| Instrument | 20-0806080 |
| Transaction Type | Transfer |
| Record Updated | Sep 22, 2021 |
| Title Company | LAWYERS TITLE COMPANY |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants |
| Address | 554 WILLOWGROVE AVE, GLENDORA, CA 91741-2368 |
| Document Number | 0000806081 |
|---|---|
| Date | Jul 21, 2020 |
| Instrument | 20-0806081 |
| Name | FINANCE OF AMERICA MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 361 Months |
| Due | Aug 1, 2050 |
Source: Los Angeles County assessment roll, as of May 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Glendora City |
| Unified School District | Glendora Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2025 | $9,423.00 (+5.82%) | $768,524 (+4.04%) Land $610,274 Building $158,250 |
| 2023 | $8,905.00 (+1.93%) | $738,683 Land $586,577 Building $152,106 |
| 2022 | $8,736.00 |
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 minimal risk |
|---|---|
| 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 | High above 75% of the US · above 51% of California |
|---|---|
| Wildfire Likelihood | 0.3% annual chance |
| Exposure | Indirect 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 | GLENDORA-CITY, WATER DEPT. serves 44,411 people · EPA ID CA1910044 |
|---|---|
| Water Source | Purchased surface water from METROPOLITAN WATER DIST. OF SO. CAL. |
| Last State Inspection | Jul 2025 |
| Also Mapped Here | THREE VALLEYS MWD |
| 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 444 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 5,000 / 5,000 |
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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