2427 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2427 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 3 ba · 1,623 sqft · built 1955
Lot Size	0.172 acres (7,487 sqft)
Owner	2 Individual Names on Record
Last Sale	$1,080,000 (Oct 2019)
Tax Bill	$13,927 (2025)
Deeds & Mortgages	Oct 2021 Mortgage Feb 2021 Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`5868-004-005`

Property Details

APN / Parcel Number

Primary APN	`5868-004-005`

Interior

Bedrooms	3 Beds
Full Baths	3 Baths
Total Rooms	10 Rooms
Stories	1 Story
Building Area	1,623 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1955
Effective Year Built	Effective 1975
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,487 sqft (0.172 acres)
Lot Dimensions	102 ft deep x 74 ft wide

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2427 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2227
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR110000*
Legal Description	TRACT NO 15173 LOT 58
Legal Subdivision	15173
Legal Tract	15173
Legal Block	2
Legal Lot Number	58
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	2
Census Block	2004
Census Tract	300100

Owner

Source: Los Angeles County records, as of August 25, 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	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Deeds, Mortgages & Sale History

Date	Document
Oct 6, 2021	Deed of Trust, Mortgage · VA Mortgage PENNYMAC LOAN SERVICES LLC
Feb 11, 2021	Deed of Trust, Mortgage · VA Mortgage LOANLEADERS OF AMERICA INC
Jan 4, 2021	Deed of Trust, Mortgage · VA Mortgage LOANLEADERS OF AMERICA INC
Oct 9, 2019	Grant Deed, Transfer · VA Mortgage HOMEBRIDGE FINANCIAL SERVICES INC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 9, 2019 · Amount on Record
Deed Sale	Oct 9, 2019 · Amount on Record
Prior Sale	Mar 8, 2011 · Amount on Record
Deed Document Number	20191066531
Prior Transfer Date	Jul 3, 2012
Prior Transfer Doc	0000996772
Record Updated	Oct 29, 2026

October 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Transaction Type	Mortgage
Record Updated	Oct 13, 2021
Title Company	FIDELITY NATIONAL TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227

Mortgage

Document Number	0001518120
Date	Oct 6, 2021
Instrument	21-1518120

Lender

Name	PENNYMAC LOAN SERVICES LLC
Type	Mortgage Company
Address	WESTLAKE VILLAGE, CA 91361

Agreement

Type	VA Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Nov 1, 2051

February 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Transaction Type	Mortgage
Record Updated	Feb 18, 2021
Title Company	TRUE CONCEPT TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227

Mortgage

Document Number	0000240492
Date	Feb 11, 2021
Instrument	21-0240492

Lender

Name	LOANLEADERS OF AMERICA INC
Type	Mortgage Company
Address	IRVINE, CA 92614

Agreement

Type	VA Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Feb 1, 2051

January 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Transaction Type	Mortgage
Record Updated	Feb 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227

Mortgage

Document Number	0000002263
Date	Jan 4, 2021
Instrument	21-0002263

Lender

Name	LOANLEADERS OF AMERICA INC
Type	Mortgage Company
Address	IRVINE, CA 92614

Agreement

Type	VA Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jan 1, 2051

October 2019: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 9, 2019
Property Address	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Document Number	0001066531
Map Reference	MB 409 PG 11&12
Instrument Date	Sep 6, 2019
Instrument	19-1066531
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	CHICAGO TITLE COMPANY

Transaction

Amount	Amount Recorded
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	2427 FRANCES AVE, LA CRESCENTA, CA 91214-2227

Mortgage

Document Number	0001066532
Date	Oct 9, 2019
Instrument	19-1066532

Lender

Name	HOMEBRIDGE FINANCIAL SERVICES INC
Type	Funding / Finance Company

Agreement

Type	VA Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Nov 1, 2049

Tax Assessment & Valuation

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Unified School District	Glendale Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$1,204,755 (+2%) Land $867,760 Building $336,995
2025	$13,927.00 (+6.53%)	$1,181,134 (+4.04%) Land $850,746 Building $330,388
2023	$13,073.00 (+4.88%)	$1,135,270 Land $817,711 Building $317,559
2022	$12,465.00

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

Flood

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

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	High above 73% of the US · above 48% of California
Wildfire Likelihood	0.3% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

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	CRESCENTA VALLEY CWD serves 28,162 people · EPA ID CA1910028
Water Source	Purchased surface water from several systems
Lead	Under 1 ppb (2024–2026) 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 656 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
AT&T Fiber · Fixed Wireless, DSL in parts of the area	5,000 / 5,000
Spectrum Cable · Fiber in parts of the area	1,000 / 50
Verizon Fixed Wireless	300 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: GeoLinks.

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