9686 Live Oak Ave, Temple City, CA 91780 Property Records

Los Angeles County property record for 9686 Live Oak Ave, Temple City, CA 91780

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,228 sqft · built 1958
Lot Size	0.12 acres (5,228 sqft)
Owner	2 Company Names on Record
Last Sale	$928,000 (Jul 2026)
Tax Bill	$2,082 (2025)
Deeds & Mortgages	Jul 2026 Transfer Jul 2026 Sale & Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`8588-011-018`

Property Details

APN / Parcel Number

Primary APN	`8588-011-018`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	1,228 sqft Living Area

Exterior

Year Built	Built 1958
Effective Year Built	Effective 1958
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Gravel
Lot Area	5,228 sqft (0.12 acres)
Lot Dimensions	81 ft deep x 63 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	9686 LIVE OAK AVE
City	TEMPLE CITY
State	CA
Zip	91780-2522
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	TCR105
Legal Description	MISSION VIEW ACRES E 2 FT OF S 63.5 FT O F N 237.3 FT OF LOT 29 AND W 79 FT OF S 63.5 FT OF N 237.3 FT OF LOT 30
Legal Subdivision	MISSION VIEW ACRES
Legal Block	1
Legal Lot Number	29
Jurisdiction	LOS ANGELES CA
Township / Civil Division	UPPER SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1003
Census Tract	432002

Owner

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

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Company Names on Record
Mailing Address	13924 HIGHLANDER RD, LA MIRADA, CA 90638-6597
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
Jul 31, 2026	Affidavit of Death of Trustee, Transfer
Jul 31, 2026	Grant Deed, Transfer · Conventional Mortgage BANK
Jun 29, 2022	Affidavit of Death of Trustee, Transfer
Apr 14, 2022	Affidavit of Death of Trustee, Transfer

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jul 31, 2026 · Amount on Record
Deed Sale	Jul 31, 2026 · Amount on Record
Prior Sale	May 1, 2006 · Amount on Record
Deed Document Number	2026566658
Transfer Doc	0000413532
Record Updated	Oct 29, 2026

July 2026: Affidavit of Death of Trustee, Transfer

Document Type	Affidavit of Death of Trustee
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 31, 2026
Property Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522
Document Number	0000566657
Instrument Date	Jul 24, 2026
Instrument	2026566657
Transaction Type	Transfer
Record Updated	Aug 31, 2026

Transaction

Tax	$0.00
Amount Accuracy	Full Amount Stated

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	13924 HIGHLANDER RD, LA MIRADA, CA 90638-6597
Investor	Possibly a Property Investor

July 2026: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 31, 2026
Property Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522
Document Number	0000566658
Instrument Date	Jul 20, 2026
Instrument	2026566658
Transaction Type	Transfer
Record Updated	Sep 22, 2026
Title Company	FIDELITY NATIONAL TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$103,100.80
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522

Mortgage

Document Number	0000566659,
Date	Jul 31, 2026
Instrument	2026566659

Lender

Name	BANK

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Aug 1, 2056

Interest

Rate Type	Adjustable Rate
Rate	5.75%
Initial Type	Adjustable Rate
Adjustable	Adjustable Rate Rider
Max Rate	-1%

June 2022: Affidavit of Death of Trustee, Transfer

Document Type	Affidavit of Death of Trustee
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 29, 2022
Property Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522
Document Number	0000676536
Map Reference	MB 12 PG 150
Instrument Date	Apr 16, 2022
Instrument	22-0676536
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	Revocable Living Trust
Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522

April 2022: Affidavit of Death of Trustee, Transfer

Document Type	Affidavit of Death of Trustee
Jurisdiction	LOS ANGELES CA
Recording Date	Apr 14, 2022
Property Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522
Document Number	0000413532
Map Reference	MB 12 PG 150
Instrument Date	Feb 4, 2022
Instrument	22-0413532
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	Revocable Living Trust
Address	9686 LIVE OAK AVE, TEMPLE CITY, CA 91780-2522

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	Temple City
Unified School District	Temple City Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$137,233 (+2%) Land $37,474 Building $99,759
2025	$2,082.00 (+8.78%) Homeowner's exemption	$134,543 (+4.04%) Land $36,740 Building $97,803
2023	$1,914.00 (+5.75%) Homeowner's exemption	$129,320 Land $35,314 Building $94,006
2022	$1,810.00

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 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.

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	SUNNY SLOPE WATER CO. private · serves 25,252 people · EPA ID CA1910157
Water Source	Groundwater
Lead	Under 1 ppb (2020–2022) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	1 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 845 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
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 · DSL · Fiber in parts of the area	100 / 20

May also be available: GeoLinks, Giggle Fiber.

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