832 E Florence Ave, West Covina, CA 91790 Property Records

Los Angeles County property record for 832 E Florence Ave, West Covina, CA 91790

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,304 sqft · built 1953
Lot Size	0.211 acres (9,173 sqft)
Owner	2 Company Names on Record
Last Sale	$775,000 (Dec 2025)
Tax Bill	$1,297 (2025)
Deeds & Mortgages	Dec 2025 Transfer Dec 2025 Sale & Mortgage
Flood Zone	Zone X (moderate risk)
APN	`8489-004-012`

Property Details

APN / Parcel Number

Primary APN	`8489-004-012`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,304 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1953
Effective Year Built	Effective 1953
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Gravel
Lot Area	9,173 sqft (0.211 acres)
Lot Dimensions	133 ft deep x 71 ft wide

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	832 E FLORENCE AVE
City	WEST COVINA
State	CA
Zip	91790-5201
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR1YY
Legal Description	TRACT # 17850 LOT 12
Legal Subdivision	17850
Legal Tract	17850
Legal Block	3
Legal Lot Number	12
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	3
Census Block	3003
Census Tract	406602

Owner

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	3658 OXFORD CIR, LA VERNE, CA 91750-3425
Owner Type	Company
Vesting	Life Tenant

Deeds, Mortgages & Sale History

Date	Document
Dec 23, 2025	Affidavit of Death of Trustee, Transfer FIRST AMERICAN TITLE
Dec 23, 2025	Grant Deed, Transfer · Conventional Mortgage MEGA CAPITAL FUNDING INC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Dec 23, 2025 · Amount on Record
Deed Sale	Dec 23, 2025 · Amount on Record
Deed Document Number	2025929258
Prior Transfer Date	Sep 29, 1992
Prior Transfer Doc	0001703569
Record Updated	Oct 29, 2026

December 2025: Affidavit of Death of Trustee, Transfer

Document Type	Affidavit of Death of Trustee
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 23, 2025
Property Address	832 E FLORENCE AVE, WEST COVINA, CA 91790-5201
Document Number	0000929257
Map Reference	MB 439 PG 47&48
Instrument Date	Dec 12, 2025
Instrument	25-0929257
Transaction Type	Transfer
Record Updated	Jan 8, 2026
Title Company	FIRST AMERICAN TITLE

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	3658 OXFORD CIR, LA VERNE, CA 91750-3425
Investor	Possibly a Property Investor

December 2025: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 23, 2025
Property Address	832 E FLORENCE AVE, WEST COVINA, CA 91790-5201
Document Number	0000929258
Map Reference	MB 439 PG 47&48
Instrument Date	Dec 2, 2025
Instrument	25-0929258
Transaction Type	Transfer
Record Updated	Jan 8, 2026
Title Company	FIRST AMERICAN TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property with Right of Survivorship
Address	832 E FLORENCE AVE, WEST COVINA, CA 91790-5201

Mortgage

Document Number	0000929259
Date	Dec 23, 2025
Instrument	25-0929259

Lender

Name	MEGA CAPITAL FUNDING INC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Jan 1, 2056

Tax Assessment & Valuation

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		$775,000 (+1,063.42%) Land $585,500 Building $189,500
2025	$1,297.00 (+6.05%) Homeowner's exemption	$66,614 (+4.04%) Land $22,764 Building $43,850
2023	$1,223.00 (+0.16%) Homeowner's exemption	$64,030 Land $21,881 Building $42,149
2022	$1,221.00

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

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

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 654 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	7,000 / 7,000
Spectrum Cable	1,000 / 1,000
Verizon Fixed Wireless	300 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: GeoLinks.

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