2754 Franklin St, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2754 Franklin St, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	2 bd · 1 ba · 919 sqft · built 1954
Lot Size	0.121 acres (5,277 sqft)
Owner	2 Individual Names on File
Last Sale	$1,320,000 (Oct 2025)
Tax Bill	$13,246 (2025)
Deeds & Mortgages	Oct 2025 Sale & Mortgage Jun 2022 Sale & Mortgage + 3 more
Flood Zone	Zone X (minimal risk)
APN	`5803-014-001`

Property Details

APN / Parcel Number

Primary APN	`5803-014-001`

Interior

Bedrooms	2 Beds
Full Baths	1 Bath
Total Rooms	6 Rooms
Stories	1 Story
Building Area	919 sqft Living Area

Exterior

Year Built	Built 1954
Effective Year Built	Effective 1954
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Composition Shingle
Lot Area	5,277 sqft (0.121 acres)
Lot Dimensions	130 ft deep x 40 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2754 FRANKLIN ST
City	LA CRESCENTA
State	CA
Zip	91214-2907
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171/2
Legal Description	TRACT # 6226 LOT 18
Legal Subdivision	6226
Legal Tract	6226
Legal Block	2
Legal Lot Number	18
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	2
Census Block	2009
Census Tract	300200

Owner

2754 Franklin St is owned and occupied by two individuals who bought it in October 2025.

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

Owner of Record	2 Individual Names on File
Mailing Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Community Property

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
Oct 16, 2025	Grant Deed, Transfer · Conventional Mortgage LENDING PLUS INC
Jun 15, 2022	Grant Deed, Transfer · Conventional Mortgage IET CAPITAL
Mar 13, 2020	Grant Deed, Transfer · Conventional Mortgage EQUITY PRIME MORTGAGE LLC
Jul 17, 2019	Affidavit of Death, Transfer · Conventional Mortgage HOWARD LAURIE FAMILY TR (PT)
Jul 18, 2019	Affidavit of Death, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 16, 2025 · Amount on File
Deed Sale	Oct 16, 2025 · Amount on File
Prior Sale	Jun 15, 2022 · Amount on File
Deed Document Number	2025715552
Prior Transfer Date	May 23, 2019
Prior Transfer Doc	0000701079
Record Updated	Oct 29, 2026

October 2025: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Oct 16, 2025
Property Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Document Number	0000715552
Map Reference	MB 74 PG 60
Instrument Date	Oct 8, 2025
Instrument	25-0715552
Transaction Type	Transfer
Record Updated	Oct 30, 2025
Title Company	TICOR TITLE INSURANCE COMPANY, TICOR TITLE

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 with Right of Survivorship
Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907

Mortgage

Document Number	0000715553
Date	Oct 16, 2025
Instrument	25-0715553

Lender

Name	LENDING PLUS INC

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Nov 1, 2055

June 2022: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 15, 2022
Property Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Document Number	0000631956
Map Reference	MB 74 PG 60
Instrument Date	May 6, 2022
Instrument	22-0631956
Transaction Type	Transfer
Record Updated	Jun 24, 2022
Title Company	ORANGE COAST 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 with Right of Survivorship
Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907

Mortgage

Document Number	0000631957
Date	Jun 15, 2022
Instrument	22-0631957

Lender

Name	IET CAPITAL
Type	Non-Lending Institution

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Jul 1, 2052

March 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Mar 13, 2020
Property Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Document Number	0000299051
Map Reference	MB 74 PG 60
Instrument Date	Feb 26, 2020
Instrument	20-0299051
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	LAWYERS TITLE

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	Notice of Default Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907

Mortgage

Document Number	0000299052
Date	Mar 13, 2020
Instrument	20-0299052

Lender

Name	EQUITY PRIME MORTGAGE LLC
Type	Mortgage Company

Agreement

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

July 2019: Affidavit of Death, Transfer

Document Type	Affidavit of Death
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 17, 2019
Property Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Document Number	0000695202
Instrument Date	Jul 9, 2019
Instrument	695202
Transaction Type	Transfer
Record Updated	Jul 24, 2019
Title Company	NORTH AMERICAN TITLE

Transaction

Tax	$0.00
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	2754 FRANKLIN ST LA CRESCENTA CA 912142907, LA CRESCENTA, CA 91214-2907

Mortgage

Document Number	695203
Date	Jul 17, 2019
Instrument	695203

Lender

Name	HOWARD LAURIE FAMILY TR (PT)

Agreement

Type	Conventional Mortgage
Amount	Amount on Record

July 2019: Affidavit of Death, Transfer

Document Type	Affidavit of Death
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 18, 2019
Property Address	2754 FRANKLIN ST, LA CRESCENTA, CA 91214-2907
Document Number	0000701079
Instrument Date	May 23, 2019
Instrument	701079
Transaction Type	Transfer
Record Updated	Aug 7, 2019
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2754 FRANKLIN ST LA CRESCENTA CA 912142907, LA CRESCENTA, CA 91214-2907

Tax Assessment & Valuation

The 2025 property tax bill for 2754 Franklin St was $13,246.

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		$1,320,000 (+13.08%) Land $924,000 Building $396,000
2025	$13,246.00	$1,167,328 Land $933,863 Building $233,465
2023	$12,601.00 (+45.19%)	$1,122,000 Land $897,600 Building $224,400
2022	$8,679.00

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

Flood

FEMA maps place 2754 Franklin St in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 2754 Franklin St is low, with a 0.01% annual chance of wildfire.

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

Wildfire Risk	Low lower than 80% of the US · lower than 88% of California
Wildfire Likelihood	0.01% annual chance
Exposure	None beyond ember reach

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

Provider	Max Down / Up (Mbps)
AT&T Fiber · DSL · Fixed Wireless 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

May also be available: GeoLinks, T-Mobile.

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