2161 River Willow Ave, Manteca, CA 95337 Property Records

San Joaquin County property record for 2161 River Willow Ave, Manteca, CA 95337

Property Summary

Property Type	Single Family Home
Details	5 bd · 3.5 ba · 3,247 sqft · built 2021
Lot Size	0.15 acres (6,534 sqft)
Owner	2 Individual Names on Record
Tax Bill	$9,432 (2026)
Deeds & Mortgages	May 2021 Mortgage Jan 2021 Transfer + 1 more
Flood Zone	Zone X (reduced by levee)
APN	`241-810-290-000`

Property Details

APN / Parcel Number

Primary APN	`241-810-290-000`

Interior

Bedrooms	5 Beds
Full Baths	3.5 Baths
Half Baths	1 Half Bath
Total Rooms	8 Rooms
Stories	2 Stories
Building Area	3,247 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 2021
Effective Year Built	Effective 2021
Architectural Style	L-Shape
Construction Type	Wood
Lot Area	6,534 sqft (0.15 acres)
Garage Area	636 sqft
Parking Spaces	3 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Forced Air with A/C

Location & Zoning

Street Address	2161 RIVER WILLOW AVE
City	MANTECA
State	CA
Zip	95337-7243
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R1
Legal Description	LOT 29 TERRA RANCH UNIT NO 5 TRACT #3818
Legal Subdivision	TERRA RANCH UNIT NO 5
Legal Tract	3818
Legal Block	1
Legal Lot Number	29
Jurisdiction	SAN JOAQUIN CA
Township / Civil Division	MANTECA
Census Block Group	1
Census Block	1017
Census Tract	5106

Owner

Source: San Joaquin County records, as of October 19, 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	2161 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Deeds, Mortgages & Sale History

Date	Document
May 18, 2021	Deed of Trust, Mortgage · Conventional Mortgage KWIK MORTGAGE CORP
Jan 14, 2021	Quit Claim Deed, Transfer FIRST AMERICAN TITLE
Jan 14, 2021	Grant Deed, Subdivision Related Transfer · Conventional Mortgage PRIMESTAR GROUP

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Jan 13, 2021
Transfer Doc	0000008330
Record Updated	Oct 29, 2026

May 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	SAN JOAQUIN CA
Property Address	2161 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Transaction Type	Mortgage
Record Updated	Jan 7, 2022
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE CO SAN

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2161 RIVER WILLOW AVE, MANTECA, CA 95337-7243

Mortgage

Document Number	0000086647
Date	May 18, 2021
Instrument	2021-086647

Lender

Name	KWIK MORTGAGE CORP
Type	Mortgage Company
Address	PARSIPPANY, NJ 07054

Agreement

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

January 2021: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	SAN JOAQUIN CA
Recording Date	Jan 14, 2021
Property Address	2161 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Document Number	0000008330
Instrument Date	Jan 13, 2021
Instrument	8330
Transaction Type	Transfer
Record Updated	Feb 4, 2021
Title Company	FIRST AMERICAN TITLE

Transaction

Tax	$0.00
Additional	Quitclaim

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Separate Estate/Property
Address	15924 ROCKY HARBOR RD LATHROP CA 953308791, LATHROP, CA 95330-8791

January 2021: Grant Deed, Subdivision Related Transfer

Document Type	Grant Deed
Jurisdiction	SAN JOAQUIN CA
Recording Date	Jan 14, 2021
Property Address	2161 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Document Number	0000008329
Instrument Date	Jan 5, 2021
Instrument	8329
Transaction Type	Subdivision Related Transfer
Record Updated	Feb 3, 2021
Title Company	FIRST AMERICAN TITLE

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$647.00
Amount Accuracy	Full Value
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	2161 RIVER WILLOW AVE MANTECA CA 953377243, MANTECA, CA 95337-7243

Mortgage

Document Number	8331
Date	Jan 14, 2021
Instrument	8331

Lender

Name	PRIMESTAR GROUP
Address	16180 SAND BAR WAY, LATHROP, CA 95330-8606

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded

Tax Assessment & Valuation

Source: San Joaquin County assessment roll, as of September 24, 2025

Property Jurisdictions

Type	Name
State	California
County	San Joaquin County
Municipality	Manteca City
Unified School District	Manteca Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$9,432.00 (+1.11%)	$649,500 (+2%) Land $132,487 Building $517,013
2025	$9,328.00 (+4.95%)	$636,766 (+4.04%) Land $129,890 Building $506,876
2023	$8,888.00 (+1.68%)	$612,043 Land $124,848 Building $487,195	$730,260
2022	$8,741.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

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 reduced by levee · depends on levee performance
Nearest Special Flood Hazard Area	Zone AE, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on Record median of 82 policies
Community Rating System	Class 7 (15% premium discount)
Nearby Flood Policies	82 in force
Nearby Flood Claims	42 (1980–2017)
Claims Outside the SFHA	11 of 42
Most Recent Claim	Feb 2017 · Severe Winter Storms, Flooding, And Mudslides
Claims by Event	Severe Winter Storms, Flooding, And Mudslides, Feb 2017 · 2 claims Severe Storms, Flooding, Mud And Landslides, Feb 1997 · 34 claims

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	Moderate above 61% of the US · lower than 63% of California
Wildfire Likelihood	0.2% annual chance
Exposure	Direct burnable vegetation

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 MANTECA serves 84,928 people · EPA ID CA3910005
Water Source	Purchased surface water from SOUTH SAN JOAQUIN IRRIGATION DISTRICT
Last State Inspection	Mar 2025
Lead	Under 1 ppb (2022–2024) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	1 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 212 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Xfinity Cable	2,000 / 2,000
Ayera Technologies Fixed Wireless	1,000 / 500
ezWave Fixed Wireless	1,000 / 200
unWired Broadband Fixed Wireless	400 / 50
Matrix Broadband Fixed Wireless	200 / 40
Cal.net Fixed Wireless	100 / 20

May also be available: Verizon.

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