Stanislaus County property record for 2016 Mount Oso Way, Modesto, CA 95358
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,126 sqft · built 1986 |
| Lot Size | 0.1 acres (4,356 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $1,370 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 056-062-012-000 |
| Primary APN | 056-062-012-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,126 sqft Living Area |
| 1st Floor Area | 1,126 sqft |
| Year Built | Built 1986 |
|---|---|
| Effective Year Built | Effective 1986 |
| Construction Type | Wood |
| Lot Area | 4,356 sqft (0.1 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 2016 MOUNT OSO WAY |
|---|---|
| City | MODESTO |
| State | CA |
| Zip | 95358-6313 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | LOT 13 BLK 9847 MOUNTAIN HOME ESTATES |
| Legal Subdivision | CAPE COD ESTATES 02 |
| Legal Block | 9847 |
| Legal Lot Number | 13 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | MODESTO |
| Census Block Group | 1 |
| Census Block | 1001 |
| Census Tract | 2401 |
2016 Mount Oso Way is held in a trust since January 2025.
Source: Stanislaus County records, as of October 21, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 1671 MAHOGANY DR, LOS BANOS, CA 93635-9698 |
| Owner Type | Company |
| Vesting | Trust, Revocable Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jan 10, 2025 |
| Transfer Doc | 0000002621 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 2016 Mount Oso Way was $1,370, up 1.4% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| 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) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $1,370.00 (+1.41%) | $117,458 (+2%) Land $41,802 Building $75,656 |
| 2025 | $1,351.00 | $115,156 Land $40,983 Building $74,173 |
| 2023 | $1,272.00 (+2.5%) | $110,687 Land $39,393 Building $71,294 |
| 2022 | $1,241.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2016 Mount Oso Way in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 23, 2022
| 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.
The area around 2016 Mount Oso Way 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.
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 |
| 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.
Source: FCC Broadband Data Collection, based on 766 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 |
| Ayera Technologies Fixed Wireless | 1,000 / 500 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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