2188 Arroya St, Escalon, CA 95320 Property Records

San Joaquin County property record for 2188 Arroya St, Escalon, CA 95320

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,278 sqft · built 1979
Lot Size	0.25 acres (10,890 sqft)
Owner	2 Individual Names on File
Last Sale	$335,000 (Oct 2019)
Tax Bill	$4,019 (2026)
Deeds & Mortgages	Dec 2020 Mortgage Oct 2019 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`227-460-050-000`

Property Details

APN / Parcel Number

Primary APN	`227-460-050-000`
Alternative APN	`227-460-05`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	1,278 sqft Living Area
1st Floor Area	1,278 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1979
Effective Year Built	Effective 1979
Architectural Style	L-Shape
Construction Type	Wood
Lot Area	10,890 sqft (0.25 acres)
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Old Parcel Number	227-460-05
Street Address	2188 ARROYA ST
City	ESCALON
State	CA
Zip	95320-2104
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	78-FORM 227-330-10 & PT TO REED MANOR #1
Legal Subdivision	REED MANOR
Legal Block	4
Legal Lot Number	5
Jurisdiction	SAN JOAQUIN CA
Township / Civil Division	ESCALON
Census Block Group	4
Census Block	4025
Census Tract	4904

Owner

2188 Arroya St is owned and occupied by two individuals who acquired it in December 2020.

Source: San Joaquin County records, as of October 13, 2026

Owner of Record	2 Individual Names on File
Mailing Address	2188 ARROYA ST, ESCALON, CA 95320-2104
Occupancy	Owner Occupied
Owner Type	Individual

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
Dec 11, 2020	Intrafamily Transfer, Transfer · Conventional Mortgage ACADEMY MORTGAGE CORP
Oct 18, 2019	Grant Deed, Transfer · Conventional Mortgage ACADEMY MORTGAGE CORP

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 18, 2019 · Amount on File
Deed Sale	Oct 18, 2019 · Amount on File
Prior Sale	Nov 30, 2016 · Amount on File
Deed Document Number	2019119165
Last Transfer Date	Dec 2, 2020
Transfer Doc	0000174721
Record Updated	Oct 29, 2026

December 2020: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	SAN JOAQUIN CA
Recording Date	Dec 11, 2020
Property Address	2188 ARROYA ST, ESCALON, CA 95320-2104
Document Number	0000174721
Map Reference	MB 22 PG 50
Instrument Date	Dec 2, 2020
Instrument	2020-174721
Transaction Type	Transfer
Record Updated	Aug 3, 2021
Title Company	NORTH AMERICAN TITLE CO INC

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2188 ARROYA ST, ESCALON, CA 95320-2104

Mortgage

Document Number	0000174722
Date	Dec 11, 2020
Instrument	2020-174722

Lender

Name	ACADEMY MORTGAGE CORP
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Jan 1, 2051

October 2019: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	SAN JOAQUIN CA
Recording Date	Oct 18, 2019
Property Address	2188 ARROYA ST, ESCALON, CA 95320-2104
Document Number	0000119165
Map Reference	MB 22 PG 50
Instrument Date	Oct 16, 2019
Instrument	2019-119165
Transaction Type	Transfer
Record Updated	Aug 3, 2021
Title Company	PLACER TITLE COMPANY

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV 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	2188 ARROYA ST, ESCALON, CA 95320-2104

Mortgage

Document Number	0000119166
Date	Oct 18, 2019
Instrument	2019-119166

Lender

Name	ACADEMY MORTGAGE CORP
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Nov 1, 2049

Tax Assessment & Valuation

The 2026 property tax bill for 2188 Arroya St was $4,019 with a homeowner's exemption, up 1.9% from the year before.

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

Property Jurisdictions

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

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$4,019.00 (+1.88%)
2025	$3,945.00 Homeowner's exemption	$366,366 Land $98,426 Building $267,940
2023	$3,753.00 (+1.68%) Homeowner's exemption	$352,142 Land $94,605 Building $257,537	$376,110
2022	$3,691.00

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

Flood

FEMA maps place 2188 Arroya St 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
Nearby Flood Policies	1 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

Wildfire risk around 2188 Arroya St is low, with less than 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 99.8% of the US · lower than 99.8% of California
Wildfire Likelihood	Under 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.

Drinking Water

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

Water System	CITY OF ESCALON serves 7,232 people · EPA ID CA3910003
Water Source	Groundwater
Last State Inspection	Feb 2024
Also Mapped Here	SOUTH SAN JOAQUIN IRRIGATION DISTRICT
Lead	Under 1 ppb (2021–2023) 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 555 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
Ayera Technologies Fixed Wireless	1,000 / 500
ezWave Fixed Wireless	1,000 / 200
unWired Broadband Fixed Wireless	400 / 50
Verizon Fixed Wireless	300 / 20
Cal.net Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	100 / 20
AT&T Fixed Wireless · Fiber in parts of the area	100 / 20

May also be available: DigitalPath, Matrix Broadband, Xfinity.

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