2504 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2504 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,456 sqft · built 1955
Lot Size	0.168 acres (7,299 sqft)
Owner	2 Company Names on Record
Last Sale	$900,000 (Jul 2018)
Tax Bill	$11,768 (2025)
Deeds & Mortgages	Oct 2023 Transfer Oct 2022 Line of Credit + 3 more
Flood Zone	Zone X (minimal risk)
APN	`5868-005-025`

Property Details

APN / Parcel Number

Primary APN	`5868-005-025`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	1,456 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1955
Effective Year Built	Effective 1967
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,299 sqft (0.168 acres)
Lot Dimensions	105 ft deep x 71 ft wide

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	2504 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2228
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR11L
Legal Description	TRACT NO 15173 LOT 44
Legal Subdivision	15173
Legal Tract	15173
Legal Block	2
Legal Lot Number	44
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	2
Census Block	2005
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 Company Names on Record
Mailing Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
Oct 19, 2023	Intrafamily Transfer, Transfer
Oct 25, 2022	Deed of Trust, Mortgage · Line of Credit CALTECH EMPLOYEES FCU
Sep 30, 2020	Deed of Trust, Mortgage · Conventional Mortgage OWNING CORPORATION
Jan 13, 2020	Deed of Trust, Mortgage · Conventional Mortgage BANK OF AMERICA
Jul 18, 2018	Grant Deed, Transfer · Conventional Mortgage BANK OF AMERICA

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jul 18, 2018 · Amount on Record
Deed Sale	Jul 18, 2018 · Amount on Record
Deed Document Number	2018714624
Last Transfer Date	Sep 15, 2023
Transfer Doc	0000714923
Record Updated	Oct 29, 2026

October 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 19, 2023
Property Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000714923
Map Reference	MB 409 PG 11&12
Instrument Date	Sep 15, 2023
Instrument	23-0714923
Transaction Type	Transfer
Record Updated	Nov 9, 2023

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	Family Trust
Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228

October 2022: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Transaction Type	Mortgage
Record Updated	Nov 2, 2022
Title Company	FIRST AMERICAN TITLE COMPANY

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0001016322
Date	Oct 25, 2022
Instrument	22-1016322

Lender

Name	CALTECH EMPLOYEES FCU
Type	Credit Union
Address	LA CANADA FLINTRIDGE, CA 91011

Agreement

Type	Line of Credit
Amount	Amount Recorded
Term	120 Months
Due	Oct 24, 2032

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

September 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	WFG NATIONAL TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228

Mortgage

Document Number	0001198812
Date	Sep 30, 2020
Instrument	20-1198812

Lender

Name	OWNING CORPORATION
Type	Non-Lending Institution
Address	ORANGE, CA 92868

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Oct 1, 2050

January 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000094760
Instrument Date	Jan 13, 2020
Transaction Type	Mortgage
Record Updated	Feb 11, 2020
Title Company	OTHER

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	2504 FRANCES AVE LA CRESCENTA CA 912142228, LA CRESCENTA, CA 91214-2228

Mortgage

Document Number	0000094760
Date	Jan 24, 2020
Instrument	94760

Lender

Name	BANK OF AMERICA
Type	Bank
Address	CHARLOTTE, NC 28255

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jan 23, 2050

July 2018: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 18, 2018
Property Address	2504 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000714624
Instrument Date	Jul 6, 2018
Instrument	714624
Transaction Type	Transfer
Record Updated	Jul 23, 2018
Title Company	CHICAGO TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$990.00
Amount Accuracy	Full Value
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	2504 FRANCES AVE LA CRESCENTA CA 912142228, LA CRESCENTA, CA 91214-2228

Mortgage

Document Number	714625
Date	Jul 18, 2018
Instrument	714625

Lender

Name	BANK OF AMERICA
Type	Bank
Address	CHARLOTTE, NC 28255

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jul 17, 2048

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		$1,024,041 (+2%) Land $819,234 Building $204,807
2025	$11,768.00 (+6.93%)	$1,003,963 (+4.04%) Land $803,171 Building $200,792
2023	$11,005.00 (+3.6%)	$964,980 Land $771,984 Building $192,996
2022	$10,623.00

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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