2748 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2748 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 3 ba · 2,532 sqft · built 2011
Lot Size	0.193 acres (8,421 sqft)
Owner	2 Individual Names on File
Last Sale	$1,345,000 (May 2020)
Tax Bill	$17,066 (2025)
Deeds & Mortgages	May 2020 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`5866-025-035`

Property Details

APN / Parcel Number

Primary APN	`5866-025-035`

Interior

Bedrooms	3 Beds
Full Baths	3 Baths
Building Area	2,532 sqft Living Area

Exterior

Year Built	Built 2011
Effective Year Built	Effective 2011
Construction Type	Wood
Lot Area	8,421 sqft (0.193 acres)

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	0000
State	CA
Zip	00000
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171/2
Legal Description	PM 368-82-83 LOT 2
Legal Subdivision	PARCEL MAP NO 70971
Legal Block	3
Legal Lot Number	2
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
Census Tract	300100

Owner

2748 Frances Ave is owned by two individuals who bought it in May 2020.

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

Owner of Record	2 Individual Names on File
Mailing Address	2748 FRANCES AVE, LA CRESCENTA, CA 91214-2107
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

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	May 12, 2020 · Amount on File
Deed Sale	May 12, 2020 · Amount on File
Prior Sale	Mar 30, 2011 · Amount on File
Deed Document Number	2020518394
Prior Transfer Date	Sep 17, 1996
Prior Transfer Doc	0001582844
Record Updated	Oct 29, 2026

May 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	May 12, 2020
Property Address	2748 FRANCES AVE, LA CRESCENTA, CA 91214-2107
Document Number	0000518394
Map Reference	MB 368 PG 82&83
Instrument Date	Apr 13, 2020
Instrument	20-0518394
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	PROVIDENT TITLE COMPANY

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	2748 FRANCES AVE, LA CRESCENTA, CA 91214-2107

Mortgage

Document Number	0000518395
Date	May 12, 2020
Instrument	20-0518395

Lender

Name	LOANDEPOT.COM LLC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Jun 1, 2050

Mortgage

Document Number	0000518396
Date	May 12, 2020
Instrument	20-0518396

Lender

Name	TCF NATIONAL BANK
Type	Bank
Address	SIOUX FALLS, SD 57106

Agreement

Type	Line of Credit
Amount	Amount on Record
Term	360 Months
Due	May 23, 2050

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

Tax Assessment & Valuation

The 2025 property tax bill for 2748 Frances Ave was $17,066.

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		$1,500,366 (+2%) Land $1,011,103 Building $489,263
2025	$17,066.00	$1,470,948 Land $991,278 Building $479,670
2023	$16,012.00 (+3.87%)	$1,413,832 Land $952,787 Building $461,045
2022	$15,416.00

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

Flood

FEMA maps place 2748 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 2748 Frances Ave is high, ranking above 72% of the US, with a 0.4% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	High above 72% of the US · above 47% of California
Wildfire Likelihood	0.4% annual chance
Exposure	Direct burnable vegetation

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 801 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
AT&T Fiber · Fixed Wireless in parts of the area	5,000 / 5,000
Spectrum Cable	1,000 / 35
Verizon Fixed Wireless	300 / 20

May also be available: GeoLinks, T-Mobile.

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