125 Frances Ave, Modesto, CA 95354 Property Records

Stanislaus County property record for 125 Frances Ave, Modesto, CA 95354

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 2,177 sqft · built 1936
Lot Size	0.2 acres (8,712 sqft)
Owner	2 Individual Names on Record
Last Sale	$650,000 (Aug 2023)
Tax Bill	$8,058 (2026)
Deeds & Mortgages	Dec 2023 Transfer Aug 2023 Sale & Mortgage + 3 more
Flood Zone	Zone X (minimal risk)
APN	`112-003-018-000`

Property Details

APN / Parcel Number

Primary APN	`112-003-018-000`
Alternative APNs	`1120318000` `1120318`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	2 Stories
Building Area	2,177 sqft Living Area

Exterior

Year Built	Built 1936
Effective Year Built	Effective 1936
Construction Type	Wood
Lot Area	8,712 sqft (0.2 acres)
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central
Sewer	Storm Sewer

Location & Zoning

Street Address	125 FRANCES AVE
City	MODESTO
State	CA
Zip	95354-0208
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Subdivision	HIGH HOMES TR
Legal Block	4
Legal Lot Number	49
Jurisdiction	STANISLAUS CA
Township / Civil Division	MODESTO
Census Block Group	4
Census Block	4014
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 Individual Names on Record
Mailing Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Surviving Spouse

Deeds, Mortgages & Sale History

Date	Document
Dec 11, 2023	Intrafamily Transfer, Transfer
Aug 23, 2023	Grant Deed, Transfer · VA Mortgage LOW VA RATES LLC
Aug 23, 2023	Intrafamily Transfer, Transfer OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY
Apr 27, 2018	Quit Claim Deed, Transfer ATTORNEY ONLY
Jul 11, 2017	Loan Modification, Mortgage · Conventional Mortgage UMPQUA BK

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 23, 2023 · Amount on Record
Deed Sale	Aug 23, 2023 · Amount on Record
Prior Sale	Jul 1, 2002 · Amount on Record
Deed Document Number	202339488
Last Transfer Date	Dec 8, 2023
Transfer Doc	0000057819
Record Updated	Oct 29, 2026

December 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Dec 11, 2023
Property Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Document Number	0000057819
Map Reference	VOL 9 PG 24
Instrument Date	Dec 8, 2023
Instrument	2023-0057819
Transaction Type	Transfer
Record Updated	Dec 21, 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	Joint Tenants
Address	125 FRANCES AVE, MODESTO, CA 95354-0208

August 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Aug 23, 2023
Property Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Document Number	0000039488
Map Reference	VOL 9 PG 24
Instrument Date	Aug 22, 2023
Instrument	2023-0039488
Transaction Type	Transfer
Record Updated	Sep 1, 2023
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property with Right of Survivorship
Address	125 FRANCES AVE, MODESTO, CA 95354-0208

Mortgage

Document Number	0000039489
Date	Aug 23, 2023
Instrument	2023-0039489

Lender

Name	LOW VA RATES LLC
Type	Mortgage Company

Agreement

Type	VA Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Sep 1, 2053

August 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Aug 23, 2023
Property Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Document Number	0000039487
Map Reference	VOL 9 PG 24
Instrument Date	Aug 15, 2023
Instrument	2023-0039487
Transaction Type	Transfer
Record Updated	Sep 1, 2023
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

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
Address	5324 WARD AVE SE, AUBURN, WA 98092-8415

April 2018: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	STANISLAUS CA
Recording Date	Apr 27, 2018
Property Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Document Number	0000029162
Instrument Date	Apr 26, 2018
Instrument	29162
Transaction Type	Transfer
Record Updated	May 7, 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	Separate Estate/Property
Address	5324 WARD AVE SE AUBURN WA 980928415, AUBURN, WA 98092-8415

July 2017: Loan Modification, Mortgage

Document Type	Loan Modification
Jurisdiction	STANISLAUS CA
Property Address	125 FRANCES AVE, MODESTO, CA 95354-0208
Document Number	0000051326
Instrument Date	Jul 11, 2017
Transaction Type	Mortgage
Record Updated	Oct 17, 2017
Title Company	SERVICELINK

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Separate Estate/Property
Address	5324 WARD AVE SE AUBURN WA 980928415, AUBURN, WA 98092-8415

Mortgage

Document Number	0000051326
Date	Jul 17, 2017
Instrument	51326

Lender

Name	UMPQUA BK
Type	Bank
Address	BELLEVUE, WA 98004

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded

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	$8,058.00 (+1.12%) Homeowner's exemption	$702,270 (+2%) Land $275,706 Building $426,564
2025	$7,969.00 (+127.3%) Homeowner's exemption	$688,500 (+124.82%) Land $270,300 Building $418,200
2023	$3,506.00 (+2.48%)	$306,243 Land $83,517 Building $222,726
2022	$3,421.00

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 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.

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