Los Angeles County property record for 2741 Frances Ave, La Crescenta, CA 91214
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 3 ba · 2,444 sqft · built 1967 |
| Lot Size | 0.186 acres (8,113 sqft) |
| Owner | 2 Company Names on Record |
| Last Sale | $326,000 (Mar 1997) |
| Tax Bill | $6,628 (2025) |
| Deeds & Mortgages | Jun 2021 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 5866-026-017 |
| Primary APN | 5866-026-017 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 13 Rooms |
| Stories | 2 Stories |
| Building Area | 2,444 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1967 |
|---|---|
| Effective Year Built | Effective 1967 |
| Architectural Style | Contemporary |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Flat |
| Roof Material | Gravel |
| Lot Area | 8,113 sqft (0.186 acres) |
| Lot Dimensions | 185 ft deep x 44 ft wide |
| Heating System | Central |
|---|
| Street Address | 2741 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 | TR=5394 NW 55 FT OF SE 110.42 FT MEASURED ON SW LINE OF LOT 20 |
| Legal Subdivision | 5394 |
| Legal Tract | 5394 |
| Legal Block | 3 |
| Legal Lot Number | 20 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | PASADENA |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 300100 |
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 | 2741 FRANCES AVE, LA CRESCENTA, CA 91214-2108 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Mar 28, 1997 · Amount on Record |
| Deed Sale | Mar 28, 1997 · Amount on Record |
| Deed Document Number | 1997474594 |
| Prior Transfer Date | Jan 28, 1994 |
| Prior Transfer Doc | 0000652988 |
| Record Updated | Oct 29, 2026 |
| Document Type | Affidavit of Death of Trustee |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Jun 28, 2021 |
| Property Address | 2741 FRANCES AVE, LA CRESCENTA, CA 91214-2108 |
| Document Number | 0001008864 |
| Map Reference | MB 64 PG 57 |
| Instrument Date | Jun 1, 2021 |
| Instrument | 21-1008864 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 26824 SASSAFRAS CT, CANYON CNTRY, CA 91387-3824 |
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 | $541,545 (+2%) Land $256,653 Building $284,892 | |
| 2025 | $6,628.00 (+9.75%) Homeowner's exemption | $530,927 (+4.04%) Land $251,621 Building $279,306 |
| 2023 | $6,039.00 (+5.19%) Homeowner's exemption | $510,312 Land $241,851 Building $268,461 |
| 2022 | $5,741.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
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.
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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