920 S Leaf Ave, West Covina, CA 91791 Property Records

Los Angeles County property record for 920 S Leaf Ave, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,846 sqft · built 1949
Lot Size	0.275 acres (11,972 sqft)
Owner	2 Trust Names on File
Tax Bill	$1,509 (2025)
Deeds & Mortgages	Oct 2022 Transfer Oct 2022 Transfer
Flood Zone	Zone X (moderate risk)
APN	`8486-016-006`

Property Details

APN / Parcel Number

Primary APN	`8486-016-006`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	9 Rooms
Stories	1 Story
Building Area	1,846 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1949
Effective Year Built	Effective 1952
Architectural Style	Contemporary
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Wood Shingle
Lot Area	11,972 sqft (0.275 acres)
Lot Dimensions	174 ft deep x 70 ft wide

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	920 S LEAF AVE
City	WEST COVINA
State	CA
Zip	91791-3118
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR1YY
Legal Description	TRACT # 12595 LOT 20
Legal Subdivision	12595
Legal Tract	12595
Legal Block	1
Legal Lot Number	20
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1002
Census Tract	406601

Owner

920 S Leaf Ave is owner-occupied and held in a trust since September 2022.

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

Owner of Record	2 Trust Names on File
Mailing Address	920 S LEAF AVE, WEST COVINA, CA 91791-3118
Occupancy	Owner Occupied
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.

Deeds, Mortgages & Sale History

Date	Document
Oct 17, 2022	Intrafamily Transfer, Transfer
Oct 17, 2022	Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Sep 26, 2022
Transfer Doc	0000992946
Record Updated	Oct 29, 2026

October 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 17, 2022
Property Address	920 S LEAF AVE, WEST COVINA, CA 91791-3118
Document Number	0000992947
Map Reference	MB 283 PG 3&4
Instrument Date	Sep 26, 2022
Instrument	22-0992947
Transaction Type	Transfer
Record Updated	Jun 7, 2023

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
Relationship	Family Revocable Trust
Address	920 S LEAF AVE, WEST COVINA, CA 91791-3118

October 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 17, 2022
Property Address	920 S LEAF AVE, WEST COVINA, CA 91791-3118
Document Number	0000992946
Map Reference	MB 283 PG 3&4
Instrument Date	Sep 26, 2022
Instrument	22-0992946
Transaction Type	Transfer
Record Updated	Nov 3, 2022

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
Relationship	Community Property with Right of Survivorship
Address	920 S LEAF AVE, WEST COVINA, CA 91791-3118

Tax Assessment & Valuation

The 2025 property tax bill for 920 S Leaf Ave was $1,509 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		$95,781 (+26.96%) Land $23,218 Building $72,563
2025	$1,509.00 Homeowner's exemption	$75,440 Land $22,764 Building $52,676
2023	$1,375.00 (+0.15%) Homeowner's exemption	$72,513 Land $21,881 Building $50,632
2022	$1,373.00

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

Flood

FEMA maps place 920 S Leaf 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 920 S Leaf 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 512 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
T-Mobile Fixed Wireless	100 / 20
AT&T Fixed Wireless	100 / 20

May also be available: GeoLinks.

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