2601 Charles St, Hughson, CA 95326 Property Records

Stanislaus County property record for 2601 Charles St, Hughson, CA 95326

Property Summary

Property Type	Commercial
Details	1 bd · 1 ba · 504 sqft · built 1952
Lot Size	0.21 acres (9,148 sqft)
Owner	Individual Name on Record
Last Sale	$186,000 (Oct 2022)
Tax Bill	$2,162 (2026)
Deeds & Mortgages	Apr 2026 Mortgage Oct 2023 Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`018-059-025-000`

Property Details

APN / Parcel Number

Primary APN	`018-059-025-000`
Alternative APNs	`0185925000` `0185925`

Interior

Bedrooms	1 Bed
Full Baths	1 Bath
Stories	2 Stories
Building Area	504 sqft Gross Area

Exterior

Year Built	Built 1952
Effective Year Built	Effective 1952
Construction Type	Wood
Fire Resistance	Wood or Wood & Steel Frame
Lot Area	9,148 sqft (0.21 acres)

Utilities, Heating & Cooling

Cooling System	Wall Unit
Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2601 CHARLES ST
City	HUGHSON
State	CA
Zip	95326-8002
Property Category	Commercial
Property Type	Commercial > Retail
Legal Subdivision	ADAMS ADD
Legal Block	2
Legal Lot Number	5&6
Jurisdiction	STANISLAUS CA
Township / Civil Division	HUGHSON
Census Block Group	2
Census Block	2025
Census Tract	2903

Owner

Source: Stanislaus County records, as of October 21, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Individual Name on Record
Mailing Address	2601 CHARLES ST, HUGHSON, CA 95326-8002
Owner Type	Individual
Vesting	Widow or Widower

Deeds, Mortgages & Sale History

Date	Document
Apr 3, 2026	Grant Deed, Transfer · Conventional Mortgage WFT NATIONAL TITLE, WFG NATIONAL TITLE
Oct 20, 2023	Intrafamily Transfer, Transfer REBECCA PARROTT ETAL
Oct 11, 2022	Intrafamily Transfer, Transfer TWFG NATIONAL TITLE INSURANCE COMPANY, WFG NATIONAL TITLE INS CO
Oct 11, 2022	Grant Deed, Transfer TWFG NATIONAL TITLE INSURANCE COMPANY, WFG NATIONAL TITLE INS CO

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Oct 11, 2022 · Amount on Record
Deed Sale	Oct 11, 2022 · Amount on Record
Deed Document Number	202267292
Last Transfer Date	Oct 10, 2023
Transfer Doc	0000050030
Record Updated	Oct 29, 2026

April 2026: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Apr 3, 2026
Property Address	2601 CHARLES ST, HUGHSON, CA 95326-8002
Document Number	0000018226
Instrument Date	Mar 27, 2026
Instrument	202618226
Transaction Type	Transfer
Record Updated	Jul 12, 2026
Title Company	WFT NATIONAL TITLE, WFG NATIONAL TITLE

Transaction

Tax	$0.00
Amount Accuracy	Full Amount Stated

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2601 CHARLES ST, HUGHSON, CA 95326-8002

Mortgage

Document Number	0000018227,
Date	Apr 3, 2026
Instrument	202618227

Lender

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Apr 1, 2056

Interest

Rate Type	Fixed Rate
Rate	6.01%
Initial Type	Fixed Rate
Max Rate	-1%

October 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Oct 20, 2023
Property Address	2601 CHARLES ST, HUGHSON, CA 95326-8002
Document Number	0000050030
Map Reference	VOL 16 PG 14
Instrument Date	Oct 10, 2023
Instrument	2023-0050030
Transaction Type	Transfer
Record Updated	Nov 1, 2023
Title Company	CYPRESS CRK TITLE CORPORATION, CYPRESS TITLE CORPORATION

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name
Address	28187 AVENUE 15, MADERA, CA 93638-4016

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	28187 AVENUE 15, MADERA, CA 93638-4016

Mortgage

Document Number	0000050031
Date	Oct 20, 2023
Instrument	2023-0050031

Lender

Name	REBECCA PARROTT ETAL
Type	Private Party

Agreement

Amount	Amount Recorded

October 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Oct 11, 2022
Property Address	2601 CHARLES ST, HUGHSON, CA 95326-8002
Document Number	0000067291
Map Reference	VOL 16 PG 14
Instrument Date	Oct 6, 2022
Instrument	2022-0067291
Transaction Type	Transfer
Record Updated	Sep 28, 2023
Title Company	TWFG NATIONAL TITLE INSURANCE COMPANY, WFG NATIONAL TITLE INS CO

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	28187 AVENUE 15, MADERA, CA 93638-4016

October 2022: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Oct 11, 2022
Property Address	2601 CHARLES ST, HUGHSON, CA 95326-8002
Document Number	0000067292
Map Reference	VOL 16 PG 14
Instrument Date	Oct 5, 2022
Instrument	2022-0067292
Transaction Type	Transfer
Record Updated	Sep 28, 2023
Title Company	TWFG NATIONAL TITLE INSURANCE COMPANY, WFG NATIONAL TITLE INS CO

Transaction

Amount	Amount Recorded
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	28187 AVENUE 15, MADERA, CA 93638-4016

Tax Assessment & Valuation

Source: Stanislaus County assessment roll, as of October 21, 2026

Property Jurisdictions

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

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026	$2,162.00 (+0.56%)	$175,629 (+2%) Land $63,672 Building $111,957
2025	$2,150.00 (+8.64%)	$172,186 (+151.58%) Land $62,424 Building $109,762
2023	$1,979.00 (+116.76%)	$68,441 Land $52,295 Building $16,146
2022	$913.00

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective October 23, 2022

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 65% of the US · lower than 79% of California
Wildfire Likelihood	0.04% 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 HUGHSON serves 7,977 people · EPA ID CA5010008
Water Source	Groundwater
Last State Inspection	Jun 2024
Lead	Under 1 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	Arsenic not recorded as resolved · Apr 2026
Treatment and Procedure	Lead service line inventory currently in violation since Oct 2024
Monitoring and Reporting	1 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 97 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
Ayera Technologies Fixed Wireless	1,000 / 500
unWired Broadband Fixed Wireless	400 / 50
Verizon Fixed Wireless	300 / 20
Cal.net Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: AT&T.

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