Los Angeles County property record for 2730 Frances Ave, La Crescenta, CA 91214
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 2 ba · 1,638 sqft · built 1956 |
| Lot Size | 0.174 acres (7,570 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $297,000 (Dec 1998) |
| Tax Bill | $5,838 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 5866-025-025 |
| Primary APN | 5866-025-025 |
|---|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 9 Rooms |
| Stories | 1 Story |
| Building Area | 1,638 sqft Living Area |
| Basement Area | 600 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1956 |
|---|---|
| Effective Year Built | Effective 1956 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Wood Shingle |
| Lot Area | 7,570 sqft (0.174 acres) |
| Lot Dimensions | 149 ft deep x 50 ft wide |
| Cooling System | Wall Unit |
|---|---|
| Heating System | Central |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 2730 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 # 5394 LOT COM N 53 10 W 139 FT F ROM MOST S COR OF LOT 12 TH N 53 10 W 5 0.38 FT TH NE 148.97 FT TO A PT IN NE LI NE OF SD LOT NW THEREON 80.38 FT FROM NE COR OF SD LOT TH SE ON SD NE LINE TH SW 148.97 FT TO BEG PART OF LOT 12 |
| Legal Subdivision | 5394 |
| Legal Tract | 5394 |
| Legal Block | 3 |
| Legal Lot Number | 12 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | PASADENA |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 300100 |
2730 Frances Ave is owner-occupied and held in a trust since July 2005.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 2629 FOOTHILL BLVD, LA CRESCENTA, CA 91214-3511 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 30, 1998 · Amount on File |
| Deed Sale | Dec 30, 1998 · Amount on File |
| Deed Document Number | 19982366779 |
| Last Transfer Date | Jul 18, 2005 |
| Transfer Doc | 0001810822 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2730 Frances Ave was $5,838 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Unified School District | Glendale Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $474,898 (+2%) Land $322,040 Building $152,858 | |
| 2025 | $5,838.00 Homeowner's exemption | $465,587 Land $315,726 Building $149,861 |
| 2023 | $5,329.00 (+5.67%) Homeowner's exemption | $447,510 Land $303,467 Building $144,043 |
| 2022 | $5,043.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2730 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 risk around 2730 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.
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 |
| 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.
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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