2761 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2761 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,281 sqft · built 1954
Lot Size	0.181 acres (7,892 sqft)
Owner	2 Company Names on Record
Last Sale	$1,700,000 (Nov 2023)
Tax Bill	$19,555 (2025)
Deeds & Mortgages	Nov 2023 Transfer Nov 2023 Sale & Mortgage + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5866-026-024`

Property Details

APN / Parcel Number

Primary APN	`5866-026-024`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Total Rooms	7 Rooms
Stories	1 Story
Building Area	1,281 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1954
Effective Year Built	Effective 1954
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Wood Shingle
Lot Area	7,892 sqft (0.181 acres)
Lot Dimensions	185 ft deep x 45 ft wide

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	2761 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	TRACT # 5394 LOT COM N 53 10 W 55 FT FR OM MOST S COR OF LOT 21 TH N 53 10 W TO A LINE PARALLEL WITH AND DIST W AT R/A 1 FT FROM E LINE OF LOT 22 TH N PARALLEL WITH SD E LINE 82.34 FT TH S 53 10 E TH S TO BEG PART OF LOTS 21 AND LOT 22
Legal Subdivision	5394
Legal Tract	5394
Legal Block	3
Legal Lot Number	21
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
Census Tract	300100

Owner

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	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Nov 21, 2023	Intrafamily Transfer, Transfer MONARCH TITLE COMPANY INC, MONARCH TITLE COMPANY
Nov 21, 2023	Grant Deed, Transfer · Commercial Mortgage NKJ INVESTMENT LLC
Sep 3, 2021	Grant Deed, Transfer CHICAGO TITLE COMPANY

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Nov 21, 2023 · Amount on Record
Deed Sale	Nov 21, 2023 · Amount on Record
Prior Sale	Sep 3, 2021 · Amount on Record
Deed Document Number	2023806410
Prior Transfer Date	Nov 23, 2010
Prior Transfer Doc	0001761011
Record Updated	Oct 29, 2026

November 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Nov 21, 2023
Property Address	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000806409
Map Reference	MB 64 PG 57
Instrument Date	Nov 14, 2023
Instrument	23-0806409
Transaction Type	Transfer
Record Updated	Dec 6, 2023
Title Company	MONARCH TITLE COMPANY INC, MONARCH 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
Address	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108

November 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Nov 21, 2023
Property Address	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000806410
Map Reference	MB 64 PG 57
Instrument Date	Oct 2, 2023
Instrument	23-0806410
Transaction Type	Transfer
Record Updated	Dec 6, 2023
Title Company	MONARCH TITLE COMPANY INC, MONARCH TITLE COMPANY

Transaction

Amount	Amount Recorded
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
Address	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108

Mortgage

Document Number	0000806411
Date	Nov 21, 2023
Instrument	23-0806411

Lender

Name	NKJ INVESTMENT LLC
Type	Non-Lending Institution

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded

September 2021: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Sep 3, 2021
Property Address	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0001356432
Map Reference	MB 64 PG 57
Instrument Date	Aug 19, 2021
Instrument	21-1356432
Transaction Type	Transfer
Record Updated	Sep 23, 2021
Title Company	CHICAGO TITLE COMPANY

Transaction

Amount	Amount Recorded
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	2761 FRANCES AVE, LA CRESCENTA, CA 91214-2108

Tax Assessment & Valuation

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		$1,768,680 (+2%) Land $1,144,440 Building $624,240
2025	$19,555.00 (+51.98%) Homeowner's exemption	$1,734,000 (+51.79%) Land $1,122,000 Building $612,000
2023	$12,867.00 (+3.33%)	$1,142,400 Land $913,920 Building $228,480
2022	$12,452.00

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

Flood

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

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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