San Joaquin County property record for 2185 River Willow Ave, Manteca, CA 95337
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 4 ba · 3,247 sqft · built 2021 |
| Lot Size | 0.199 acres (8,689 sqft) |
| Owner | Individual Name on Record |
| Last Sale | $601,500 (Feb 2021) |
| Tax Bill | $9,848 (2025) |
| Deeds & Mortgages | Feb 2021 Sale & Mortgage |
| Flood Zone | Zone X (reduced by levee) |
| APN | 241-810-270-000 |
| Primary APN | 241-810-270-000 |
|---|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 4 Baths |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 3,247 sqft Living Area |
| Year Built | Built 2021 |
|---|---|
| Construction Type | Wood |
| Lot Area | 8,689 sqft (0.199 acres) |
| Garage Type | Mixed |
| Garage Area | 636 sqft |
| Parking Spaces | 3 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Forced Air |
| Street Address | 2185 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 27 TERRA RANCH UNIT NO 5 TRACT #3818 |
| Legal Tract | 3818 |
| Legal Lot Number | 27 |
| Jurisdiction | SAN JOAQUIN CA |
| Township / Civil Division | MANTECA |
| Census Block Group | 1 |
| Census Block | 1017 |
| Census Tract | 5106 |
Source: San Joaquin County records, as of September 29, 2025
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on Record |
|---|---|
| Co-owner | Co-owner on Record |
| Mailing Address | 2185 RIVER WILLOW AVE, MANTECA, CA 95337-7243 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Feb 16, 2021 · Amount on Record |
| Deed Sale | Feb 16, 2021 · Amount on Record |
| Deed Document Number | 2021-028621 |
| Record Updated | Jun 8, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | SAN JOAQUIN CA |
| Recording Date | Feb 16, 2021 |
| Property Address | 2185 RIVER WILLOW AVE, MANTECA, CA 95337-7243 |
| Document Number | 0000028621 |
| Map Reference | MB 43 PG 109 |
| Instrument Date | Dec 7, 2020 |
| Instrument | 2021-028621 |
| Transaction Type | Subdivision Related Transfer |
| Record Updated | Aug 3, 2021 |
| Title Company | FIRST AMERICAN TITLE COMPANY |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Calculated from Transfer Tax |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants |
| Address | 2185 RIVER WILLOW AVE, MANTECA, CA 95337-7243 |
| Document Number | 0000028622 |
|---|---|
| Date | Feb 16, 2021 |
| Instrument | 2021-028622 |
| Name | LOANDEPOT.COM LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 361 Months |
| Due | Mar 1, 2051 |
Source: San Joaquin County assessment roll, as of July 1, 2025
| Type | Name |
|---|---|
| State | California |
| County | San Joaquin County |
| Municipality | Manteca City |
| Unified School District | Manteca Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2025 | $9,848.00 (+4.94%) | $682,519 (+4.04%) Land $151,540 Building $530,979 |
| 2023 | $9,384.00 (+1.67%) | $656,017 Land $145,656 Building $510,361 |
| 2022 | $9,230.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
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 |
|
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.
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.
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 |
| 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.
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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