Los Angeles County property record for 8534 Eglise Ave, Pico Rivera, CA 90660
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,587 sqft · built 1950 |
| Lot Size | 0.117 acres (5,080 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $7,028 (2025) |
| Flood Zone | Zone X (reduced by levee) |
| APN | 6386-020-040 |
| Primary APN | 6386-020-040 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Building Area | 1,587 sqft Living Area |
| Year Built | Built 1950 |
|---|---|
| Effective Year Built | Effective 1960 |
| Construction Type | Wood |
| Lot Area | 5,080 sqft (0.117 acres) |
| Heating System | Floor/Wall Furnace |
|---|
| Street Address | 8534 EGLISE AVE |
|---|---|
| City | PICO RIVERA |
| State | CA |
| Zip | 90660-5509 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | PRSF* |
| Legal Description | TRACT NO 15886 LOT 40 |
| Legal Subdivision | 15886 |
| Legal Tract | 15886 |
| Legal Block | 3 |
| Legal Lot Number | 40 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | WHITTIER |
| Census Block Group | 3 |
| Census Block | 3003 |
| Census Tract | 502604 |
8534 Eglise Ave is held in a trust since September 1995.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | PO BOX 2326, PICO RIVERA, CA 90662-2326 |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
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 |
|---|---|
| Last Transfer Date | Sep 25, 1995 |
| Transfer Doc | 0000903846 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 8534 Eglise Ave was $7,028, up 5.5% from the year before.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Pico Rivera City |
| Unified School District | El Rancho Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $486,665 (+2%) Land $291,755 Building $194,910 | |
| 2025 | $7,028.00 (+5.46%) | $477,124 Land $286,035 Building $191,089 |
| 2024 | $6,664.00 (+2.82%) | |
| 2023 | $6,481.00 (+4.72%) | $458,599 Land $274,929 Building $183,670 |
| 2022 | $6,189.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 8534 Eglise Ave in Zone X, where a levee reduces flood risk.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026
| FEMA Flood Zone | Zone X reduced by levee · depends on levee performance |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 8534 Eglise 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: FCC Broadband Data Collection, based on 965 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 |
May also be available: AT&T, GeoLinks, T-Mobile, Verizon.
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