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Single Family ResidenceResidential
$1,041,497$579 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $983,000 on Jul 31, 2023

8942 BEATRICE PL

ROSEMEAD, CA 91770
3
Beds
2
Baths
1,800 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.16 ac
Lot SizeThe size of the land the home sits on, from county records.
1948
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$1M
$971K low$1.1M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$983,000 · Jul 31, 2023
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$568,997
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$455,198
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.45%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$472,500
CHANGE LENDING LLC · recorded Jul 31, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$12,296 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$1,002,660 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$660,144
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$342,516
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$983,000

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.7 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Bungalow
CountyLOS ANGELES
Lot (acres)The size of the land the home sits on, from county records.0.16
ConstructionThe main material the home's frame and walls are built from.Masonry/Concrete Masonry Units (Cmus)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(6)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Mildred B. Janson Elementary SchoolA+
Elementary · Grades KG–6 · 0.6 mi
M
Muscatel Middle SchoolA
Middle · Grades 7–8 · 1.1 mi
H
Rosemead High SchoolA-
High · Grades 9–12 · 1.2 mi

District: Rosemead Elementary School District

Neighborhood · ZIP 91770These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.57
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.109
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.386

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.19%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.57,788
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.8,576 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$63,486
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$83,265
Average tempThe average temperature here across a full year.65°F
Annual precipHow much rain and melted snow falls here in a typical year.16 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Absentee owner
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8942 Beatrice Pl measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 82% of homes in Rosemead 91770
  • Bigger than 65% of homes in Rosemead 91770
  • Older than 72% of homes in Los Angeles County

What homes are worth in Rosemead 91770

Each bar is how many homes fall in that price range. The marker is this home.

This home
$512K$1.5M

This home is worth more than 82% of homes in Rosemead 91770.

How it measures up in Rosemead 91770

The dot is this home. The mark in the middle is the typical home in Rosemead 91770.

Estimated value$1,041,497
CheaperTypical $843,377Pricier

Pricier than 82% of homes nearby

Price per ft²$579
CheaperTypical $590Pricier

Pricier than 47% of homes nearby

Living area1,800 ft²
SmallerTypical 1,518 ft²Bigger

Bigger than 65% of homes nearby

Lot size0.16 ac
SmallerTypical 0.16 acBigger

Bigger than 48% of homes nearby

Year built1948
OlderTypical 1953Newer

Newer than 39% of homes nearby

How 8942 Beatrice Pl ranks against every home in each area.
MeasureThis homeRosemead 91770Los Angeles County
Estimated valuepricier than$1,041,49782% of homes68% of homes
Price per ft²pricier than$57947% of homes52% of homes
Living areabigger than1,800 ft²65% of homes61% of homes
Lot sizebigger than0.16 ac48% of homes45% of homes
Year builtnewer than194839% of homes28% of homes

About 8942 Beatrice Pl

How much is 8942 Beatrice Pl, Rosemead, CA worth?

The TopHap Estimate for 8942 Beatrice Pl, Rosemead, CA is $1,041,497 as of Jul 14, 2026. The likely range is $970,596 to $1,112,398. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8942 Beatrice Pl, Rosemead, CA last sell?

8942 Beatrice Pl, Rosemead, CA last sold on Jul 31, 2023 for $983,000, according to the county's recorded deed.

How big is 8942 Beatrice Pl, Rosemead, CA?

8942 Beatrice Pl, Rosemead, CA has 3 bedrooms, 2 bathrooms, 1,800 square feet of living space and a 0.16-acre lot.

When was 8942 Beatrice Pl, Rosemead, CA built?

8942 Beatrice Pl, Rosemead, CA was built in 1948, making it 78 years old. It is a bungalow home. The building has 1 story.

What schools serve 8942 Beatrice Pl, Rosemead, CA?

8942 Beatrice Pl, Rosemead, CA is assigned to Mildred B. Janson Elementary School (elementary), rated A+; Muscatel Middle School (middle), rated A; Rosemead High School (high), rated A-. All sit in Rosemead Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8942 Beatrice Pl, Rosemead, CA compare to other homes in Rosemead 91770?

Among the 11,988 homes in Rosemead 91770, it is worth more than 82% of them ($1,041,497 against a typical $843,377), its price per square foot is higher than 47% of them ($579 against a typical $590), it is bigger than 65% of them (1,800 ft² against a typical 1,518 ft²), its lot is bigger than 48% of them (0.16 ac against a typical 0.16 ac) and it is newer than 39% of them (1948 against a typical 1953). Measured against all of Los Angeles County, it is worth more than 68% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 8942 Beatrice Pl, Rosemead, CA?

The 2025 property tax bill for 8942 Beatrice Pl, Rosemead, CA was $12,296. The county assessed it at $1,002,660.

More homes on Beatrice Pl

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Assigned schools

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