254 S Thomas St, Orange, CA 92869 Property Records

Orange County property record for 254 S Thomas St, Orange, CA 92869

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 1,102 sqft · built 1960
Lot Size	0.14 acres (6,080 sqft)
Owner	2 Individual Names on Record
Tax Bill	$3,656 (2025)
Deeds & Mortgages	Dec 2021 Transfer Jul 2020 Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`094-482-11`

Property Details

APN / Parcel Number

Primary APN	`094-482-11`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	2 Stories
Building Area	1,102 sqft Living Area
Gross Area	1,462 sqft

Exterior

Year Built	Built 1960
Effective Year Built	Effective 1960
Lot Area	6,080 sqft (0.14 acres)
Garage Area	360 sqft
Parking Spaces	2 Parking Spaces

Location & Zoning

Street Address	254 S THOMAS ST
City	ORANGE
State	CA
Zip	92869-3930
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	N TR 2700 BLK LOT 42
Legal Subdivision	TRACT NO 2700
Legal Tract	2700
Legal Lot Number	42
Jurisdiction	ORANGE CA
Township / Civil Division	ANAHEIM-SANTA ANA-GARDEN GROVE
Census Block Group	3
Census Block	3001
Census Tract	75807

Owner

Source: Orange County records, as of August 4, 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	254 S THOMAS ST, ORANGE, CA 92869-3930
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Dec 28, 2021	Intrafamily Transfer, Transfer
Jul 28, 2020	Intrafamily Transfer, Transfer · Conventional Mortgage PARAMOUNT RESIDENTIAL MORTGAGE GROU
Sep 16, 2019	Intrafamily Transfer, Transfer · Conventional Mortgage STEARNS LENDING LLC
Feb 22, 2017	Gift Deed, Transfer · Conventional Mortgage SCHOOLSFIRST FCU

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Aug 12, 1992
Transfer Doc	0000118144
Record Updated	Oct 29, 2026

December 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Dec 28, 2021
Property Address	254 S THOMAS ST, ORANGE, CA 92869-3930
Document Number	0000771561
Map Reference	MB 127 PG 38&39
Instrument Date	Dec 22, 2021
Instrument	2021000771561
Transaction Type	Transfer
Record Updated	Jun 7, 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	Living Trust
Address	254 S THOMAS ST, ORANGE, CA 92869-3930

July 2020: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Jul 28, 2020
Property Address	254 S THOMAS ST, ORANGE, CA 92869-3930
Document Number	0000364644
Map Reference	MB 127 PG 38&39
Instrument Date	Jul 21, 2020
Instrument	2020000364644
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	TICOR TTL ORANGE CNTY BRANCH

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
Address	254 S THOMAS ST, ORANGE, CA 92869-3930

Mortgage

Document Number	0000364645
Date	Jul 28, 2020
Instrument	2020000364645

Lender

Name	PARAMOUNT RESIDENTIAL MORTGAGE GROU
Type	Mortgage Company

Agreement

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

September 2019: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Sep 16, 2019
Property Address	254 S THOMAS ST, ORANGE, CA 92869-3930
Document Number	0000352778
Map Reference	MB 127 PG 38&39
Instrument Date	Sep 11, 2019
Instrument	2019000352778
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	TICOR TTL ORANGE CNTY BRANCH

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	Joint Tenants
Address	254 S THOMAS ST, ORANGE, CA 92869-3930

Mortgage

Document Number	0000352779
Date	Sep 16, 2019
Instrument	2019000352779

Lender

Name	STEARNS LENDING LLC
Type	Funding / Finance Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Oct 1, 2049

February 2017: Gift Deed, Transfer

Document Type	Gift Deed
Jurisdiction	ORANGE CA
Recording Date	Feb 22, 2017
Property Address	254 S THOMAS ST, ORANGE, CA 92869-3930
Document Number	0000074117
Map Reference	MB 127 PG 38&39
Instrument Date	Feb 13, 2017
Instrument	2017000074117
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	FIRST AMERICAN TITLE COMPANY

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	254 S THOMAS ST, ORANGE, CA 92869-3930

Mortgage

Document Number	0000074118
Date	Feb 22, 2017
Instrument	2017000074118

Lender

Name	SCHOOLSFIRST FCU
Type	Credit Union

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	180 Months
Due	Feb 22, 2032

Tax Assessment & Valuation

Source: Orange County assessment roll, as of August 4, 2026

Property Jurisdictions

Type	Name
State	California
County	Orange County
Municipality	Orange City
Unified School District	Orange Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$320,256 (+2%) Land $251,691 Building $68,565
2025	$3,656.00 (+4.79%) Homeowner's exemption	$313,977 (+4.04%) Land $246,756 Building $67,221
2023	$3,489.00 (+2.08%) Homeowner's exemption	$301,786 Land $237,175 Building $64,611
2022	$3,418.00

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

Flood

Source: FEMA National Flood Hazard Layer, effective September 27, 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	Low lower than 98% of the US · lower than 98.4% of California
Wildfire Likelihood	Under 0.01% annual chance
Exposure	None beyond ember reach

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	CITY OF ORANGE serves 120,770 people · EPA ID CA3010027
Water Source	Purchased surface water from several systems
Last State Inspection	May 2023
Lead	2 ppb (2022–2024) 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 640 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Starlink Satellite	280 / 30
AT&T DSL · Fiber, Fixed Wireless in parts of the area	100 / 20

May also be available: Cosmo Network Solutions, GeoLinks, T-Mobile, Verizon.

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