2544 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2544 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,503 sqft · built 1955
Lot Size	0.181 acres (7,874 sqft)
Owner	2 Individual Names on Record
Last Sale	$615,000 (Apr 2010)
Tax Bill	$9,382 (2025)
Deeds & Mortgages	Mar 2021 Mortgage Sep 2019 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`5868-005-018`

Property Details

APN / Parcel Number

Primary APN	`5868-005-018`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	1,503 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1955
Effective Year Built	Effective 1956
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,874 sqft (0.181 acres)
Lot Dimensions	105 ft deep x 72 ft wide

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2544 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 37
Legal Subdivision	15173
Legal Tract	15173
Legal Block	2
Legal Lot Number	37
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 are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	2 Individual Names on Record
Mailing Address	2544 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Community Property

Deeds, Mortgages & Sale History

Date	Document
Mar 26, 2021	Intrafamily Transfer, Transfer · Conventional Mortgage MK LENDING CORP
Sep 5, 2019	Deed of Trust, Mortgage · Conventional Mortgage MORTGAGE MAC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Apr 28, 2010 · Amount on Record
Deed Sale	Apr 28, 2010 · Amount on Record
Prior Sale	Mar 4, 2005 · Amount on Record
Deed Document Number	2010578080
Last Transfer Date	Mar 18, 2021
Transfer Doc	0000483291
Record Updated	Oct 29, 2026

March 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 26, 2021
Property Address	2544 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000483291
Map Reference	MB 409 PG 11&12
Instrument Date	Mar 18, 2021
Instrument	21-0483291
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	FIRST AMERICAN TITLE COMPANY RESID', FIRST AMER TTL CO RES DIV

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	Community Property with Right of Survivorship
Address	2544 FRANCES AVE, LA CRESCENTA, CA 91214-2228

Mortgage

Document Number	0000483292
Date	Mar 26, 2021
Instrument	21-0483292

Lender

Name	MK LENDING CORP
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Apr 1, 2051

September 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2544 FRANCES AVE, LA CRESCENTA, CA 91214-2228
Document Number	0000967411
Instrument Date	Sep 5, 2019
Transaction Type	Mortgage
Record Updated	Sep 24, 2019
Title Company	FIRST AMERICAN TITLE COMPANY RESID', FIRST AMERICAN TITLE CO RESID'

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	2544 FRANCES AVE LA CRESCENTA CA 912142228, LA CRESCENTA, CA 91214-2228

Mortgage

Document Number	0000967411
Date	Sep 17, 2019
Instrument	967411

Lender

Name	MORTGAGE MAC
Address	BREA, CA 92821

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Sep 16, 2049

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		$809,714 (+2%) Land $619,996 Building $189,718
2025	$9,382.00 (+7.63%) Homeowner's exemption	$793,839 (+4.04%) Land $607,840 Building $185,999
2023	$8,717.00 (+4.11%) Homeowner's exemption	$763,015 Land $584,238 Building $178,777
2022	$8,373.00

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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