2910 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2910 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 2,127 sqft · built 1925
Owner	2 Company Names on Record
Tax Bill	$10,897 (2025)
Deeds & Mortgages	Dec 2020 Line of Credit Jul 2021 Transfer + 1 more
Flood Zone	Zone X (minimal risk)
APN	`5866-014-016`

Property Details

APN / Parcel Number

Primary APN	`5866-014-016`
Alternative APN	`5866-014-028`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Building Area	2,127 sqft Living Area

Exterior

Year Built	Built 1925
Effective Year Built	Effective 1925
Construction Type	Wood
Total Buildings	2 Buildings

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	2910 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2036
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171-2
Legal Description	TR=7639 LOTS 19 AND 20
Legal Tract	7639
Legal Lot Number	19,20
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3009
Census Tract	300100

Owner

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

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	2 Company Names on Record
Mailing Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036
Owner Type	Company
Vesting	Trust, Family Trust

Deeds, Mortgages & Sale History

Date	Document
Dec 1, 2020	Deed of Trust, Mortgage · Line of Credit FIRST ENTERTAINMENT CU
Jul 15, 2021	Intrafamily Transfer, Transfer MORTGAGE CONNECT LP
Jul 15, 2021	Intrafamily Transfer, Transfer · Conventional Mortgage BETTER MORTGAGE CORPORATION

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Jul 9, 2021
Transfer Doc	0001094278
Record Updated	Oct 29, 2026

December 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036
Transaction Type	Mortgage
Record Updated	Jul 20, 2022
Title Company	CALIFORNIA MEMBERS TITLE CO

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036

Mortgage

Document Number	0001551185
Date	Dec 1, 2020
Instrument	20-1551185

Lender

Name	FIRST ENTERTAINMENT CU
Type	Credit Union
Address	LOS ANGELES, CA 90068

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

July 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 15, 2021
Property Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036
Document Number	0001094278
Map Reference	MB 82 PG 53
Instrument Date	Jul 9, 2021
Instrument	21-1094278
Transaction Type	Transfer
Record Updated	Oct 14, 2025
Title Company	MORTGAGE CONNECT LP

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	Family Revocable Trust
Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036

July 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 15, 2021
Property Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036
Document Number	0001094276
Map Reference	MB 82 PG 53
Instrument Date	Jul 9, 2021
Instrument	21-1094276
Transaction Type	Transfer
Record Updated	Oct 14, 2025
Title Company	MORTGAGE CONNECT LP

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	Community Property with Right of Survivorship
Address	2910 FRANCES AVE, LA CRESCENTA, CA 91214-2036

Mortgage

Document Number	0001094277
Date	Jul 15, 2021
Instrument	21-1094277

Lender

Name	BETTER MORTGAGE CORPORATION
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Aug 1, 2051

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		$957,578 (+2%) Land $787,544 Building $170,034
2025	$10,897.00 (+14.03%)	$938,802 (+11.33%) Land $772,102 Building $166,700
2023	$9,556.00 (+3.91%) Homeowner's exemption	$843,265 Land $689,591 Building $153,674
2022	$9,196.00

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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