2718 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2718 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	2 bd · 2 ba · 1,619 sqft · built 1946
Lot Size	0.259 acres (11,261 sqft)
Owner	2 Individual Names on File
Last Sale	$780,000 (Dec 2016)
Tax Bill	$10,769 (2025)
Deeds & Mortgages	Nov 2021 Mortgage Feb 2021 Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`5866-025-021`

Property Details

APN / Parcel Number

Primary APN	`5866-025-021`

Interior

Bedrooms	2 Beds
Full Baths	2 Baths
Total Rooms	5 Rooms
Stories	1 Story
Building Area	1,619 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1946
Effective Year Built	Effective 1969
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Composition Shingle
Lot Area	11,261 sqft (0.259 acres)
Lot Dimensions	185 ft deep x 60 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2718 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 35 FT OF LOT 13 MEASURED ON N AND S LINES OF SD LOT AND W 4O FT MEASURED ON N AND S LINES OF LOT 14
Legal Subdivision	5394
Legal Tract	5394
Legal Block	3
Legal Lot Number	13
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
Census Tract	300100

Owner

2718 Frances Ave is owned and occupied by two individuals who bought it in December 2016.

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

Owner of Record	2 Individual Names on File
Mailing Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

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
Nov 16, 2021	Deed of Trust, Mortgage · Conventional Mortgage UNITED WHOLESALE MORTGAGE
Feb 10, 2021	Deed of Trust, Mortgage · Conventional Mortgage QUICKEN LOANS LLC
Oct 19, 2017	Deed of Trust, Mortgage · ARM JPMORGAN CHASE BANK NA
Oct 17, 2019	Deed of Trust, Mortgage · Conventional Mortgage BANK OF AMERICA

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Dec 20, 2016 · Amount on File
Deed Sale	Dec 20, 2016 · Amount on File
Prior Sale	Nov 16, 2012 · Amount on File
Deed Document Number	20161614994
Prior Transfer Date	Jun 5, 2013
Prior Transfer Doc	0000998351
Record Updated	Oct 29, 2026

November 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Transaction Type	Mortgage
Record Updated	Nov 25, 2021
Title Company	TITLE CONNECTION, TITLE CONNECT INC

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0001696991
Date	Nov 16, 2021
Instrument	21-1696991

Lender

Name	UNITED WHOLESALE MORTGAGE
Type	Mortgage Company
Address	PONTIAC, MI 48341

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	181 Months
Due	Dec 1, 2036

February 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Transaction Type	Mortgage
Record Updated	Feb 18, 2021
Title Company	TITLE CONNECTION, TITLE CONNECT INC

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0000231112
Date	Feb 10, 2021
Instrument	21-0231112

Lender

Name	QUICKEN LOANS LLC
Type	Mortgage Company
Address	DETROIT, MI 48226

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Mar 1, 2051

October 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	TITLE FIRST AGENCY INC

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0001200272
Date	Oct 19, 2017
Instrument	17-1200272

Lender

Name	JPMORGAN CHASE BANK NA
Type	Bank
Address	WESTMONT, IL 60559

Agreement

Type	ARM
Amount	Amount on Record
Term	360 Months
Due	Oct 1, 2047

Interest

Rate Type	Adjustable Rate
Rate	3.25%
Type Change Date	Oct 1, 2024
Change Frequency	Annually
Min Rate At Change	2.25%
Max Rate At Change	5.25%
Index	1-Year LIBOR
Max Rate	8.25%

October 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2718 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Document Number	0001156847
Instrument Date	Oct 17, 2019
Transaction Type	Mortgage
Record Updated	Nov 5, 2019
Title Company	NOT AVAILABLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	2718 FRANCES AVE LA CRESCENTA CA 912142107, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0001156847
Date	Oct 28, 2019
Instrument	1156847

Lender

Name	BANK OF AMERICA
Type	Bank
Address	CHARLOTTE, NC 28255

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Oct 27, 2049

Interest

Rate Type	Adjustable Rate
Rate	2.87%

Tax Assessment & Valuation

The 2025 property tax bill for 2718 Frances Ave was $10,769.

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		$923,358 (+2%) Land $738,687 Building $184,671
2025	$10,769.00	$905,253 Land $724,203 Building $181,050
2023	$10,076.00 (+3.76%)	$870,102 Land $696,082 Building $174,020
2022	$9,711.00

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

Flood

FEMA maps place 2718 Frances Ave in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 2010.

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

Wildfire risk around 2718 Frances Ave is high, ranking above 77% 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 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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