2190 River Willow Ave, Manteca, CA 95337 Property Records

San Joaquin County property record for 2190 River Willow Ave, Manteca, CA 95337

Property Summary

Property Type	Single Family Home
Details	4 bd · 3 ba · 2,838 sqft · built 2021
Lot Size	0.154 acres (6,716 sqft)
Owner	Individual Name on File
Last Sale	$587,000 (Feb 2021)
Tax Bill	$9,034 (2025)
Deeds & Mortgages	Feb 2021 Sale & Mortgage
Flood Zone	Zone X (reduced by levee)
APN	`241-810-490-000`

Property Details

APN / Parcel Number

Primary APN	`241-810-490-000`

Interior

Bedrooms	4 Beds
Full Baths	3 Baths
Total Rooms	8 Rooms
Stories	2 Stories
Building Area	2,838 sqft Living Area

Exterior

Year Built	Built 2021
Construction Type	Wood
Lot Area	6,716 sqft (0.154 acres)
Garage Type	Mixed
Garage Area	430 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Forced Air

Location & Zoning

Street Address	2190 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 49 TERRA RANCH UNIT NO 5 TRACT #3818
Legal Tract	3818
Legal Lot Number	49
Jurisdiction	SAN JOAQUIN CA
Township / Civil Division	MANTECA
Census Block Group	1
Census Block	1017
Census Tract	5106

Owner

Source: San Joaquin County records · APN 241-810-490-000

Assessment roll updated July 1, 2025 · Last verified October 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 File
Co-owner	Verified Secondary Owner
Mailing Address	2190 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Verified Names on Deed
Last Sale	Feb 23, 2021 · Amount on Record
Deed Sale	Feb 23, 2021 · Amount on Record
Deed Document Number	2021-033084
Record Updated	Jun 08, 2026

February 2021: Grant Deed, Subdivision Related Transfer

Document Type	Grant Deed
Jurisdiction	SAN JOAQUIN CA
Recording Date	Feb 23, 2021
Property Address	2190 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Document Number	0000033084
Map Reference	MB 43 PG 109
Instrument Date	Feb 04, 2021
Instrument	2021-033084
Transaction Type	Subdivision Related Transfer
Record Updated	Aug 03, 2021
Title Company	FIRST AMERICAN TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Calculated from Transfer Tax
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2190 RIVER WILLOW AVE, MANTECA, CA 95337-7243
Investor	Possibly a Property Investor

Mortgage

Document Number	0000033085
Date	Feb 23, 2021
Instrument	2021-033085

Lender

Name	LOANDEPOT.COM LLC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Mar 01, 2051

Tax Assessment & Valuation

Source: San Joaquin County records · Assessment roll updated July 1, 2025 · Last verified October 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

Assessed value is set for property tax purposes and is not a market price estimate.

Year	Tax Bill	Assessed Value
2025	$9,034.00 (+4.99%) Homeowner's exemption	$635,257 (+4.04%) Land $129,890 Building $505,367
2023	$8,605.00 (+1.74%) Homeowner's exemption	$610,592 Land $124,848 Building $485,744
2022	$8,458.00

Flood & Wildfire

Source: FEMA National Flood Hazard Layer as of September 27, 2026 · FEMA NFIP claims and policies as of September 2026 · USDA Forest Service Wildfire Risk to Communities as of 2024 · Last verified October 2026

Flood

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

Wildfire

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

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.

Internet Providers

Source: FCC Broadband Data Collection as of December 31, 2025 · Last verified October 2026

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 Holding Fixed Wireless	400 / 50
Zinnia Networks Fixed Wireless	200 / 40
Cal.net Fixed Wireless	100 / 20

May also be available: Verizon.

Based on FCC filings for 212 locations within half a mile of this property.

Drinking Water

Source: EPA Safe Drinking Water Information System as of 2026 Q3 · EPA water system boundaries as of March 2026 · Last verified October 2026

Water System	CITY OF MANTECA serves 84,928 people
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 as reported to EPA, not water tested at this address; lead at the tap also depends on the building's own pipes. The full violation and enforcement history is in the system's EPA record.