120 Frances Ave, Modesto, CA 95354 Property Records

Stanislaus County property record for 120 Frances Ave, Modesto, CA 95354

Property Summary

Property Type	Single Family Home
Details	2 bd · 2 ba · 2,474 sqft · built 1927
Lot Size	0.25 acres (10,890 sqft)
Owner	2 Company Names on Record
Last Sale	$229,000 (Jan 2016)
Tax Bill	$3,204 (2026)
Deeds & Mortgages	Oct 2017 Mortgage Dec 2020 Mortgage + 4 more
Flood Zone	Zone X (minimal risk)
APN	`112-003-023-000`

Property Details

APN / Parcel Number

Primary APN	`112-003-023-000`
Alternative APNs	`1120323000` `1120323`

Interior

Bedrooms	2 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	2,474 sqft Living Area
Gross Area	1,018 sqft
1st Floor Area	2,474 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1927
Effective Year Built	Effective 1927
Construction Type	Wood
Lot Area	10,890 sqft (0.25 acres)
View / Lot	Good
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	120 FRANCES AVE
City	MODESTO
State	CA
Zip	95354-0209
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Subdivision	HIGH HOMES
Legal Block	4
Legal Lot Number	50&51
Jurisdiction	STANISLAUS CA
Township / Civil Division	MODESTO
Census Block Group	4
Census Block	4016
Census Tract	1100

Owner

Source: Stanislaus County records, as of October 21, 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	3401 MANSFIELD LN, MODESTO, CA 95350-1514
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Oct 24, 2017	Deed of Trust, Mortgage · Conventional Mortgage PROVIDENT FUNDING ASSOCIATES LP
Dec 24, 2020	Intrafamily Transfer, Transfer · Conventional Mortgage QUICKEN LOANS LLC
Dec 24, 2020	Quit Claim Deed, Transfer AMROCK INC
Nov 28, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY
Nov 28, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY
Mar 10, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jan 29, 2016 · Amount on Record
Deed Sale	Jan 29, 2016 · Amount on Record
Deed Document Number	20167700
Last Transfer Date	Dec 12, 2020
Transfer Doc	0000106761
Record Updated	Oct 29, 2026

October 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	STANISLAUS CA
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	FIRST AMERICAN TITLE COMPANY

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000078298
Date	Oct 24, 2017
Instrument	2017-0078298

Lender

Name	PROVIDENT FUNDING ASSOCIATES LP
Type	Mortgage Company
Address	IRVINE, CA 92612

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Nov 1, 2047

December 2020: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Dec 24, 2020
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Document Number	0000106761
Map Reference	VOL 9 PG 24
Instrument Date	Dec 12, 2020
Instrument	2020-0106761
Transaction Type	Transfer
Record Updated	Aug 17, 2021
Title Company	AMROCK LLC

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	3401 MANSFIELD LN, MODESTO, CA 95350-1514

Mortgage

Document Number	0000106762
Date	Dec 24, 2020
Instrument	2020-0106762

Lender

Name	QUICKEN LOANS LLC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Jan 1, 2051

December 2020: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	STANISLAUS CA
Recording Date	Dec 24, 2020
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Document Number	0000106763
Instrument Date	Dec 12, 2020
Instrument	106763
Transaction Type	Transfer
Record Updated	Jan 12, 2021
Title Company	AMROCK INC

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	3401 MANSFIELD LN MODESTO CA 953501514, MODESTO, CA 95350-1514
Investor	Possibly a Property Investor

November 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	STANISLAUS CA
Recording Date	Nov 28, 2017
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Document Number	0000088003
Instrument Date	Nov 16, 2017
Instrument	88003
Transaction Type	Transfer
Record Updated	Jan 3, 2018
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	3401 MANSFIELD LN MODESTO CA 953501514, MODESTO, CA 95350-1514

November 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	STANISLAUS CA
Recording Date	Nov 28, 2017
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Document Number	0000088002
Instrument Date	Nov 16, 2017
Instrument	88002
Transaction Type	Transfer
Record Updated	Dec 7, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	3401 MANSFIELD LN MODESTO CA 953501514, MODESTO, CA 95350-1514
Investor	Possibly a Property Investor

March 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	STANISLAUS CA
Recording Date	Mar 10, 2017
Property Address	120 FRANCES AVE, MODESTO, CA 95354-0209
Document Number	0000017572
Instrument Date	Feb 27, 2017
Instrument	17572
Transaction Type	Transfer
Record Updated	Mar 21, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	2728 RIVER COVE DR RIVERBANK CA 953673319, RIVERBANK, CA 95367-3319

Tax Assessment & Valuation

Source: Stanislaus County assessment roll, as of October 21, 2026

Property Jurisdictions

Type	Name
State	California
County	Stanislaus County
Municipality	Modesto City
Elementary School District	Modesto City Elementary School District (KG - 08)
Secondary School District	Modesto City High School District (09 - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026	$3,204.00 (+1.07%)	$276,503 (+2%) Land $158,175 Building $118,328
2025	$3,170.00 (+6.27%)	$271,082 (+4.04%) Land $155,074 Building $116,008
2023	$2,983.00 (+2.47%)	$260,557 Land $149,053 Building $111,504
2022	$2,911.00

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

Flood

Source: FEMA National Flood Hazard Layer, effective October 23, 2022 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	1 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; 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	CITY OF MODESTO serves 218,915 people · EPA ID CA5010010
Water Source	Purchased surface water from MODESTO IRRIGATION DISTRICT
Last State Inspection	Jan 2025
Lead	12 ppb (2025–2027) 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 652 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
AT&T Fiber · Fixed Wireless, DSL in parts of the area	5,000 / 5,000
Xfinity Cable	2,000 / 250
unWired Broadband Fixed Wireless	400 / 50
Cal.net Fixed Wireless	100 / 20

May also be available: Ayera Technologies, ezWave, Verizon.

Nearby Properties on Frances Ave

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures