2520 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2520 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,452 sqft · built 1955
Lot Size	0.163 acres (7,084 sqft)
Owner	2 Trust Names on File
Last Sale	$710,000 (Sep 2009)
Tax Bill	$10,722 (2025)
Deeds & Mortgages	Sep 2025 Transfer Feb 2020 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`5868-005-022`

Property Details

APN / Parcel Number

Primary APN	`5868-005-022`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,452 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1955
Effective Year Built	Effective 1957
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,084 sqft (0.163 acres)
Lot Dimensions	105 ft deep x 71 ft wide

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	2520 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2228
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR110000*
Legal Description	TRACT NO 15173 LOT 41
Legal Subdivision	15173
Legal Tract	15173
Legal Block	2
Legal Lot Number	41
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	2
Census Block	2005
Census Tract	300100

Owner

2520 Frances Ave is owner-occupied and held in a trust since September 2009.

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

Owner of Record	2 Trust Names on File
Mailing Address	2520 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Occupancy	Owner Occupied
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 5, 2025	Intrafamily Transfer, Transfer
Feb 10, 2020	Deed of Trust, Mortgage · Conventional Mortgage FIRST MORTGAGE SOLUTIONS LLC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Sep 3, 2009 · Amount on File
Deed Sale	Sep 3, 2009 · Amount on File
Deed Document Number	20091353295
Record Updated	Oct 29, 2026

September 2025: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Sep 5, 2025
Property Address	2520 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000607738
Map Reference	MB 409 PG 11&12
Instrument Date	Aug 30, 2025
Instrument	25-0607738
Transaction Type	Transfer
Record Updated	Sep 24, 2025

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	2520 FRANCES AVE, LA CRESCENTA, CA 91214-2228

February 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2520 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	SOLIDIFI TITLE & CLOSING

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000164376
Date	Feb 10, 2020
Instrument	20-0164376

Lender

Name	FIRST MORTGAGE SOLUTIONS LLC
Type	Mortgage Company
Address	KANSAS CITY, MO 64114

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	178 Months
Due	Dec 1, 2034

Tax Assessment & Valuation

The 2025 property tax bill for 2520 Frances Ave was $10,722.

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		$934,799 (+2%) Land $592,085 Building $342,714
2025	$10,722.00 Homeowner's exemption	$916,471 Land $580,476 Building $335,995
2023	$10,016.00 (+3.8%) Homeowner's exemption	$880,886 Land $557,937 Building $322,949
2022	$9,649.00

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

Flood

FEMA maps place 2520 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 2520 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.

Nearby Properties on Frances Ave

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures