2725 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2725 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,456 sqft · built 1946
Lot Size	0.314 acres (13,656 sqft)
Owner	Individual Name on File
Tax Bill	$3,159 (2025)
Deeds & Mortgages	May 2022 Reverse Mortgage May 2020 Mortgage + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5866-026-014`

Property Details

APN / Parcel Number

Primary APN	`5866-026-014`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	9 Rooms
Stories	1 Story
Building Area	1,456 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1946
Effective Year Built	Effective 1953
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Composition Shingle
Lot Area	13,656 sqft (0.314 acres)
Lot Dimensions	184 ft deep x 78 ft wide
Garage Type	Detached

Utilities, Heating & Cooling

Cooling System	Window A/C
Heating System	Central
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	2725 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2108
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171/2
Legal Description	TRACT NO 5394 THAT PART W OF A LINE PARA LLEL WITH AND DIST W AT R A 13 FT FROM E LINE OF LOT 18
Legal Subdivision	5394
Legal Tract	5394
Legal Block	3
Legal Lot Number	18
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
Census Tract	300100

Owner

2725 Frances Ave is owned and occupied by an individual.

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

Owner of Record	Individual Name on File
Mailing Address	2725 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Occupancy	Owner Occupied
Owner Type	Individual

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
May 11, 2022	Deed of Trust, Mortgage · Reverse Mortgage AMERICAN ADVISORS GROUP
May 27, 2020	Deed of Trust, Mortgage · FHA Mortgage AMERICAN ADVISORS
May 27, 2020	Deed of Trust, Mortgage · FHA Mortgage FEDERAL HSNG COMMISSIONER

Assessor's Deed Record

Deed Names	Name on Deed
Record Updated	Oct 29, 2026

May 2022: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2725 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Transaction Type	Mortgage
Record Updated	May 18, 2022
Title Company	FIDELITY NATIONAL TITLE, FIDELITY NATIONAL TTL INS CO

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2725 FRANCES AVE, LA CRESCENTA, CA 91214-2108

Mortgage

Document Number	0000515014
Date	May 11, 2022
Instrument	22-0515014

Lender

Name	AMERICAN ADVISORS GROUP
Type	Mortgage Company
Address	IRVINE, CA 92612

Agreement

Type	Reverse Mortgage
Amount	Amount on Record

Interest

Rate Type	Adjustable Rate
Rate	3.68%
Adjustable	Adjustable Rate Rider
Type Change Date	Jun 1, 2022
Change Frequency	Monthly
Index	1-Year CMT
Max Rate	8.68%

May 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2725 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000646249
Instrument Date	May 27, 2020
Transaction Type	Mortgage
Record Updated	Jun 23, 2020
Title Company	NOT AVAILABLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2725 FRANCES AVE LA CRESCENTA CA 912142108, LA CRESCENTA, CA 91214-2108

Mortgage

Document Number	0000646249
Date	Jun 15, 2020
Instrument	646249

Lender

Name	AMERICAN ADVISORS
Address	3800 W CHAPMAN AVE # 6TH, ORANGE, CA 92868-1638

Agreement

Type	FHA Mortgage
Amount	Amount on Record

Interest

Rate Type	Adjustable Rate
Rate	2.93%

May 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2725 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000646250
Instrument Date	May 27, 2020
Transaction Type	Mortgage
Record Updated	Jun 22, 2020
Title Company	FNC TITLE/CA

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2725 FRANCES AVE LA CRESCENTA CA 912142108, LA CRESCENTA, CA 91214-2108

Mortgage

Document Number	0000646250
Date	Jun 15, 2020
Instrument	646250

Lender

Name	FEDERAL HSNG COMMISSIONER
Address	451 7TH ST SW, WASHINGTON, DC 20410-0001

Agreement

Type	FHA Mortgage
Amount	Amount on Record

Interest

Rate Type	Adjustable Rate
Rate	2.93%

Tax Assessment & Valuation

The 2025 property tax bill for 2725 Frances Ave was $3,159 with a homeowner's exemption.

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		$246,181 (+2%) Land $98,379 Building $147,802
2025	$3,159.00 Homeowner's exemption	$241,354 Land $96,450 Building $144,904
2023	$2,783.00 (+1.87%) Homeowner's exemption	$231,983 Land $92,705 Building $139,278
2022	$2,732.00

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

Flood

FEMA maps place 2725 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 2725 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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