2 Blue Riv, Irvine, CA 92604 Property Records

Orange County property record for 2 Blue Riv, Irvine, CA 92604

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,688 sqft · built 1974
Lot Size	0.144 acres (6,256 sqft)
Owner	2 Individual Names on File
Last Sale	$960,000 (Jan 2023)
Tax Bill	$12,960 (2025)
Deeds & Mortgages	Jan 2026 Mortgage Jan 2023 Sale
Flood Zone	Zone X (minimal risk)
APN	`451-171-11`

Property Details

APN / Parcel Number

Primary APN	`451-171-11`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	6 Rooms
Stories	1 Story
Building Area	1,688 sqft Living Area
1st Floor Area	1,688 sqft

Exterior

Year Built	Built 1974
Effective Year Built	Effective 1974
Lot Area	6,256 sqft (0.144 acres)
Garage Area	440 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Heating System	HVAC

Location & Zoning

Street Address	2 BLUE RIV
City	IRVINE
State	CA
Zip	92604-3074
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	N TR 8573 BLK LOT 60
Legal Subdivision	TRACT W3
Legal Tract	8573
Legal Lot Number	60
Jurisdiction	ORANGE CA
Township / Civil Division	IRVINE-LAKE FOREST
Census Block Group	3
Census Block	3006
Census Tract	52528

Owner

2 Blue Riv is owned and occupied by two individuals who bought it in January 2023.

Source: Orange County records, as of August 4, 2026

Owner of Record	2 Individual Names on File
Mailing Address	2 BLUE RIV, IRVINE, CA 92604-3074
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.

Deeds, Mortgages & Sale History

Date	Document
Jan 20, 2026	Deed of Trust, Mortgage · Conventional Mortgage SAXTON MORTGAGE LLC
Jan 17, 2023	Grant Deed, Transfer ORANGE COAST TITLE COMPANY/NTHRN CA, ORANGE COAST TTL CO OF SOCAL

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jan 17, 2023 · Amount on File
Deed Sale	Jan 17, 2023 · Amount on File
Deed Document Number	202311870
Prior Transfer Date	Jan 11, 2023
Prior Transfer Doc	0000011869
Record Updated	Sep 20, 2026

January 2026: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ORANGE CA
Property Address	2 BLUE RIV, IRVINE, CA 92604-3074
Transaction Type	Mortgage
Record Updated	Feb 3, 2026

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2 BLUE RIV, IRVINE, CA 92604-3074

Mortgage

Document Number	0000013106
Date	Jan 20, 2026
Instrument	2026000013106

Lender

Name	SAXTON MORTGAGE LLC
Type	Mortgage Company
Address	SAN DIEGO, CA 92122

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	301 Months
Due	Feb 1, 2051

January 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ORANGE CA
Recording Date	Jan 17, 2023
Property Address	2 BLUE RIV, IRVINE, CA 92604-3074
Document Number	0000011870
Map Reference	MB 344 PG 32-34
Instrument Date	Dec 21, 2022
Instrument	2023000011870
Transaction Type	Transfer
Record Updated	Jan 31, 2023
Title Company	ORANGE COAST TITLE COMPANY/NTHRN CA, ORANGE COAST TTL CO OF SOCAL

Transaction

Amount	Amount 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	Joint Tenants
Address	2 BLUE RIV, IRVINE, CA 92604-3074

Tax Assessment & Valuation

The 2025 property tax bill for 2 Blue Riv was $12,960 with a homeowner's exemption.

Source: Orange County assessment roll, as of August 4, 2026

Property Jurisdictions

Type	Name
State	California
County	Orange County
Municipality	Irvine City
Unified School District	Irvine Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$1,241,613 (+2%) Land $1,068,151 Building $173,462
2025	$12,960.00 Homeowner's exemption	$1,217,268 Land $1,047,207 Building $170,061
2023	$1,901.00 (+2.48%)	$162,595 Land $56,936 Building $105,659
2022	$1,855.00

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

FEMA maps place 2 Blue Riv in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 27, 2026 · 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
Community Rating System	Class 9 (5% premium discount)
Nearby Flood Policies	2 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

The area around 2 Blue Riv 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.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	IRVINE RANCH WATER DISTRICT serves 450,323 people · EPA ID CA3010092
Water Source	Surface water
Last State Inspection	Nov 2023
Lead	Under 1 ppb (2023–2025) 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 720 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Cox Communications Cable	2,000 / 100
Verizon Fixed Wireless	300 / 20
Starlink Satellite	280 / 30
T-Mobile Fixed Wireless	100 / 20
AT&T Fixed Wireless · Fiber in parts of the area	100 / 20

May also be available: GeoLinks, Google Fiber.

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