2710 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2710 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	2 bd · 1 ba · 990 sqft · built 1946
Lot Size	0.232 acres (10,101 sqft)
Owner	2 Company Names on Record
Last Sale	$176,500 (Jan 1995)
Tax Bill	$4,676 (2025)
Deeds & Mortgages	Apr 2019 Line of Credit Aug 2018 Line of Credit + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5866-025-022`

Property Details

APN / Parcel Number

Primary APN	`5866-025-022`

Interior

Bedrooms	2 Beds
Full Baths	1 Bath
Total Rooms	6 Rooms
Stories	1 Story
Building Area	990 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1946
Effective Year Built	Effective 1949
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Composition Shingle
Lot Area	10,101 sqft (0.232 acres)
Lot Dimensions	185 ft deep x 56 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2710 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2107
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171/2
Legal Description	TRACT NO 5394 E 7O FT MEASURED ON N AND S LINES OF LOT 14
Legal Subdivision	5394
Legal Tract	5394
Legal Block	3
Legal Lot Number	14
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
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	2710 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Owner Type	Company
Vesting	Trust, Personal Trust

Deeds, Mortgages & Sale History

Date	Document
Apr 18, 2019	Deed of Trust, Mortgage · Line of Credit UMPQUA BANK
Aug 9, 2018	Deed of Trust, Mortgage · Line of Credit UMPQUA BANK
Jun 1, 2018	Deed of Trust, Mortgage · Conventional Mortgage MR COOPER

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jan 10, 1995 · Amount on Record
Deed Sale	Jan 10, 1995 · Amount on Record
Deed Document Number	199537043
Last Transfer Date	Sep 3, 2016
Transfer Doc	0001168779
Record Updated	Oct 29, 2026

April 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2710 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	SERVICELINK

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000347430
Date	Apr 18, 2019
Instrument	19-0347430

Lender

Name	UMPQUA BANK
Type	Bank
Address	ENCINO, CA 91436

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

August 2018: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2710 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Transaction Type	Mortgage
Record Updated	Feb 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000802911
Date	Aug 9, 2018
Instrument	18-0802911

Lender

Name	UMPQUA BANK
Type	Bank
Address	ENCINO, CA 91436

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

June 2018: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2710 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Document Number	0000567726
Instrument Date	Jun 1, 2018
Transaction Type	Mortgage
Record Updated	Jun 13, 2018

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	2710 FRANCES AVE LA CRESCENTA CA 912142107, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0000567726
Date	Jun 7, 2018
Instrument	567726

Lender

Name	MR COOPER
Address	DALLAS, TX 75019

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Jun 6, 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		$366,427 (+2%) Land $358,301 Building $8,126
2025	$4,676.00 (+8.09%)	$359,243 (+4.04%) Land $351,276 Building $7,967
2023	$4,326.00 (+6.55%)	$345,295 Land $337,637 Building $7,658
2022	$4,060.00

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 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Community Rating System	Class 6 (20% premium discount)
Nearby Flood Policies	7 in force
Nearby Flood Claims	2 (2010–2018)
Claims Outside the SFHA	2 of 2
Most Recent Claim	Jan 2018 · other causes

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	High above 77% of the US · above 54% 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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