Los Angeles County property record for 2103 Frances Ln, Rowland Heights, CA 91748
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 3 ba · 2,142 sqft · built 1987 |
| Lot Size | 0.273 acres (11,893 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $7,141 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 8269-046-029 |
| Primary APN | 8269-046-029 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 2,142 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1987 |
|---|---|
| Effective Year Built | Effective 1987 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Material | Tile |
| Lot Area | 11,893 sqft (0.273 acres) |
| Lot Dimensions | 154 ft deep x 76 ft wide |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 2103 FRANCES LN |
|---|---|
| City | ROWLAND HEIGHTS |
| State | CA |
| Zip | 91748-3277 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LCA115000* |
| Legal Description | TR=34986 EX OF HIKING AND RIDING TRAILS LOT 17 |
| Legal Subdivision | 34986 |
| Legal Tract | 34986 |
| Legal Block | 2 |
| Legal Lot Number | 17 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 2 |
| Census Block | 2004 |
| Census Tract | 408707 |
2103 Frances Ln is owner-occupied and held in a trust since July 2024.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 2103 FRANCES LN, ROWLAND HEIGHTS, CA 91748-3277 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jul 11, 2024 |
| Transfer Doc | 0000474427 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2103 Frances Ln was $7,141.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Unified School District | Rowland Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $523,031 (+2%) Land $216,413 Building $306,618 | |
| 2025 | $7,141.00 | $512,790 Land $212,184 Building $300,606 |
| 2023 | $6,488.00 (+3.02%) | $492,880 Land $203,946 Building $288,934 |
| 2022 | $6,298.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2103 Frances Ln in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026
| 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.
Wildfire risk around 2103 Frances Ln is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · lower than 88% of California |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond 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 | WALNUT VALLEY WATER DISTRICT serves 100,941 people · EPA ID CA1910234 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Jun 2023 |
| Lead | Under 1 ppb (2022–2024) 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 354 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
May also be available: T-Mobile.
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