2452 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2452 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	4 bd · 3 ba · 2,847 sqft · built 1955
Lot Size	0.178 acres (7,730 sqft)
Owner	2 Trust Names on File
Last Sale	$780,000 (Apr 2014)
Tax Bill	$15,535 (2025)
Deeds & Mortgages	Sep 2021 Mortgage Oct 2019 Mortgage + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5868-005-026`

Property Details

APN / Parcel Number

Primary APN	`5868-005-026`

Interior

Bedrooms	4 Beds
Full Baths	3 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	2,847 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1955
Effective Year Built	Effective 1976
Architectural Style	Bungalow
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,730 sqft (0.178 acres)
Lot Dimensions	105 ft deep x 71 ft wide

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2452 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2226
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR11L
Legal Description	TRACT NO 15173 LOT 45
Legal Subdivision	15173
Legal Tract	15173
Legal Block	2
Legal Lot Number	45
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	2
Census Block	2005
Census Tract	300100

Owner

2452 Frances Ave is held in a trust since March 2018.

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

Owner of Record	2 Trust Names on File
Mailing Address	2452 FRANCES AVE, LA CRESCENTA, CA 91214-2226
Owner Type	Company
Vesting	Trust, 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

Date	Document
Sep 7, 2021	Deed of Trust, Mortgage · Conventional Mortgage US BANK NA
Oct 22, 2019	Deed of Trust, Mortgage · Conventional Mortgage US BANK NA
Mar 15, 2018	Quit Claim Deed, Transfer Quitclaim

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Apr 16, 2014 · Amount on File
Deed Sale	Apr 16, 2014 · Amount on File
Prior Sale	Jul 17, 2007 · Amount on File
Deed Document Number	2014385958
Last Transfer Date	Mar 8, 2018
Transfer Doc	0000254505
Record Updated	Oct 29, 2026

September 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2452 FRANCES AVE, LA CRESCENTA, CA 91214-2226
Transaction Type	Mortgage
Record Updated	Jun 8, 2026
Title Company	SERVICELINK

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2452 FRANCES AVE, LA CRESCENTA, CA 91214-2226

Mortgage

Document Number	0001364446
Date	Sep 7, 2021
Instrument	21-1364446

Lender

Name	US BANK NA
Type	Bank
Address	OWENSBORO, KY 42301

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	358 Months
Due	Jul 1, 2051

October 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2452 FRANCES AVE, LA CRESCENTA, CA 91214-2226
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	FIRST AMERICAN TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0001127542
Date	Oct 22, 2019
Instrument	19-1127542

Lender

Name	US BANK NA
Type	Bank
Address	OWENSBORO, KY 42301

Agreement

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

Interest

Rate Type	Adjustable Rate
Rate	3.75%
Type Change Date	Nov 1, 2029
Change Frequency	Annually
Min Rate At Change	2.75%
Max Rate At Change	8.75%
Index	1-Year CMT
Max Rate	8.75%

March 2018: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 15, 2018
Property Address	2452 FRANCES AVE, LA CRESCENTA, CA 91214-2226
Document Number	0000254505
Instrument Date	Mar 8, 2018
Instrument	254505
Transaction Type	Transfer
Record Updated	Mar 27, 2018

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	2452 FRANCES AVE LA CRESCENTA CA 912142226, LA CRESCENTA, CA 91214-2226

Tax Assessment & Valuation

The 2025 property tax bill for 2452 Frances Ave was $15,535.

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		$1,359,610 (+2%) Land $721,086 Building $638,524
2025	$15,535.00	$1,332,954 Land $706,948 Building $626,006
2023	$14,532.00 (+3.14%)	$1,281,197 Land $679,498 Building $601,699
2022	$14,090.00

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

Flood

FEMA maps place 2452 Frances Ave in Zone X, an area of minimal flood risk.

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

Wildfire risk around 2452 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 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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