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2445 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2445 Frances Ave, La Crescenta, CA 91214

Property Summary

Property TypeSingle Family Home
Details4 bd · 4 ba · 4,168 sqft · built 2006
Lot Size0.179 acres (7,789 sqft)
Owner2 Trust Names on File
Last Sale$1,640,000 (Jun 2007)
Tax Bill$24,993 (2025)
Deeds & MortgagesSep 2019 Transfer
Flood ZoneZone X (minimal risk)
APN5868-004-008

Property Details

APN / Parcel Number

Primary APN5868-004-008

Interior

Bedrooms4 Beds
Full Baths4 Baths
Total Rooms7 Rooms
Stories1 Story
Building Area4,168 sqft Living Area
Fireplaces1 Fireplace
FireplaceFireplace

Exterior

Year BuiltBuilt 2006
Effective Year BuiltEffective 2006
Architectural StyleContemporary
Exterior MaterialStucco
Construction TypeWood
Roof TypeGable
Roof MaterialComposition Shingle
Lot Area7,789 sqft (0.179 acres)
Lot Dimensions102 ft deep x 74 ft wide

Utilities, Heating & Cooling

Cooling SystemCentral
Heating SystemCentral
SewerMunicipal
Water SourceCommercial

Location & Zoning

Street Address2445 FRANCES AVE
CityLA CRESCENTA
StateCA
Zip91214-2227
Property CategoryResidential
Property TypeResidential > Single Family > Home
Local Zoning CodeLCR11L
Legal DescriptionTRACT NO 15173 LOT 61
Legal Subdivision15173
Legal Tract15173
Legal Block2
Legal Lot Number61
JurisdictionLOS ANGELES CA
Township / Civil DivisionPASADENA
Census Block Group2
Census Block2004
Census Tract300100

Owner

2445 Frances Ave is owner-occupied and held in a trust since August 2019.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record2 Trust Names on File
Mailing Address2445 FRANCES AVE, LA CRESCENTA, CA 91214-2227
OccupancyOwner Occupied
Owner TypeCompany
VestingTrust, Family Trust

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

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleJun 19, 2007 · Amount on File
Deed SaleJun 19, 2007 · Amount on File
Prior SaleApr 21, 2006 · Amount on File
Deed Document Number20071473289
Last Transfer DateAug 29, 2019
Transfer Doc0000928891
Record UpdatedOct 29, 2026

September 2019: Quit Claim Deed, Transfer

Document TypeQuit Claim Deed
JurisdictionLOS ANGELES CA
Recording DateSep 10, 2019
Property Address2445 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Document Number0000928891
Instrument DateAug 29, 2019
Instrument928891
Transaction TypeTransfer
Record UpdatedOct 3, 2019
Title CompanyATTORNEY ONLY

Transaction

Tax$0.00
Additional
  • Quitclaim
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipRevocable Trust
Address2445 FRANCES AVE LA CRESCENTA CA 912142227, LA CRESCENTA, CA 91214-2227

Tax Assessment & Valuation

The 2025 property tax bill for 2445 Frances Ave was $24,993 with a homeowner's exemption.

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

Property Jurisdictions

TypeName
StateCalifornia
CountyLos Angeles County
Unified School DistrictGlendale Unified School District (KG - 12)

Tax Bill & Assessment History

YearTax BillAssessed Value
2026$2,241,185 (+2%) Land $1,344,713 Building $896,472
2025$24,993.00 Homeowner's exemption$2,197,242 Land $1,318,347 Building $878,895
2023$23,512.00 (+2.61%) Homeowner's exemption$2,111,922 Land $1,267,155 Building $844,767
2022$22,913.00

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

Flood

FEMA maps place 2445 Frances Ave in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 2445 Frances Ave is high, ranking above 73% of the US, with a 0.3% annual chance of wildfire.

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

Wildfire RiskHigh
above 73% of the US · above 48% of California
Wildfire Likelihood0.3% annual chance
ExposureIndirect
within ember reach
Adjoins Burnable LandYes

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 SystemCRESCENTA VALLEY CWD
serves 28,162 people · EPA ID CA1910028
Water SourcePurchased surface water from several systems
LeadUnder 1 ppb (2024–2026)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
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

ProviderMax 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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