Los Angeles County property record for 9254 Lochinvar Dr, Pico Rivera, CA 90660
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,134 sqft · built 1948 |
| Lot Size | 0.252 acres (10,988 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $2,766 (2025) |
| Flood Zone | Zone X (reduced by levee) |
| APN | 6381-004-022 |
| Primary APN | 6381-004-022 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,134 sqft Living Area |
| Year Built | Built 1948 |
|---|---|
| Effective Year Built | Effective 1950 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Hip |
| Roof Material | Composition Shingle |
| Lot Area | 10,988 sqft (0.252 acres) |
| Lot Dimensions | 160 ft deep x 70 ft wide |
| Garage Type | Attached |
| Heating System | Floor/Wall Furnace |
|---|
| Street Address | 9254 LOCHINVAR DR |
|---|---|
| City | PICO RIVERA |
| State | CA |
| Zip | 90660-3823 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | PRSF* |
| Legal Description | TRACT NO 141OO LOT 37 |
| Legal Subdivision | 141 |
| Legal Tract | 14100 |
| Legal Block | 1 |
| Legal Lot Number | 37 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | WHITTIER |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 502401 |
9254 Lochinvar Dr is owned and occupied by two individuals.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 9254 LOCHINVAR DR, PICO RIVERA, CA 90660-3823 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
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 |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 9254 Lochinvar Dr was $2,766 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 | Pico Rivera City |
| Unified School District | El Rancho Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $136,888 (+2%) Land $72,880 Building $64,008 | |
| 2025 | $2,766.00 Homeowner's exemption | $134,204 Land $71,451 Building $62,753 |
| 2023 | $2,497.00 (+4.26%) Homeowner's exemption | $128,994 Land $68,677 Building $60,317 |
| 2022 | $2,395.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 9254 Lochinvar Dr 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 9254 Lochinvar Dr 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: EPA Safe Drinking Water Information System, as of September 2026
| Water System | PICO WD serves 22,051 people · EPA ID CA1910125 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Aug 2022 |
| Lead | Under 1 ppb (2021–2023) 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 702 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 |
| Starlink Satellite | 280 / 30 |
| T-Mobile Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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