2734 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2734 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,751 sqft · built 1958
Lot Size	0.183 acres (7,967 sqft)
Owner	2 Individual Names on File
Last Sale	$805,000 (Aug 2005)
Tax Bill	$12,772 (2025)
Deeds & Mortgages	Dec 2021 Transfer Jun 2021 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`5866-025-024`

Property Details

APN / Parcel Number

Primary APN	`5866-025-024`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	9 Rooms
Stories	1 Story
Building Area	1,751 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1958
Effective Year Built	Effective 1958
Architectural Style	Modern
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,967 sqft (0.183 acres)
Lot Dimensions	149 ft deep x 52 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	2734 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 189.38 F T FROM MOST S COR OF LOT 12 TH N 53 10 W 42.49 FT TH N 22 45 E 64.84 FT TH N 4 1 20 E 86.42 FT TH S 53 10 E 51 FT 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

Owner

2734 Frances Ave is owned and occupied by two individuals who acquired it in June 2021.

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

Owner of Record	2 Individual Names on File
Mailing Address	2734 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
Dec 8, 2021	Intrafamily Transfer, Transfer ACCOMODATION, ACCOMMODATION
Jun 17, 2021	Intrafamily Transfer, Transfer · Conventional Mortgage WALL FINANCIAL INC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 26, 2005 · Amount on File
Deed Sale	Aug 26, 2005 · Amount on File
Prior Sale	Mar 18, 1998 · Amount on File
Deed Document Number	20052057751
Last Transfer Date	Jun 14, 2021
Transfer Doc	0001821708
Record Updated	Oct 29, 2026

December 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 8, 2021
Property Address	2734 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Document Number	0001821708
Map Reference	MB 64 PG 57
Instrument Date	Jun 14, 2021
Instrument	21-1821708
Transaction Type	Transfer
Record Updated	Dec 15, 2021
Title Company	ACCOMODATION, ACCOMMODATION

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
Relationship	Joint Tenants
Address	2734 FRANCES AVE, LA CRESCENTA, CA 91214-2107

June 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 17, 2021
Property Address	2734 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Document Number	0000958085
Map Reference	MB 64 PG 57
Instrument Date	Jun 11, 2021
Instrument	21-0958085
Transaction Type	Transfer
Record Updated	Jun 25, 2021
Title Company	NOT AVAILABLE, PROVIDENT TITLE COMPANY

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
Relationship	Joint Tenants
Address	2734 FRANCES AVE, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0000958086
Date	Jun 17, 2021
Instrument	21-0958086

Lender

Name	WALL FINANCIAL INC
Type	Funding / Finance Company

Agreement

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

Tax Assessment & Valuation

The 2025 property tax bill for 2734 Frances Ave was $12,772 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		$1,122,085 (+2%) Land $816,269 Building $305,816
2025	$12,772.00 Homeowner's exemption	$1,100,084 Land $800,264 Building $299,820
2023	$11,942.00 (+3.47%) Homeowner's exemption	$1,057,369 Land $769,190 Building $288,179
2022	$11,542.00

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

Flood

FEMA maps place 2734 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 2734 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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