Los Angeles County property record for 2926 Frances Ave, La Crescenta, CA 91214
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 1,826 sqft · built 1949 |
| Lot Size | 0.123 acres (5,351 sqft) |
| Owner | 2 Company Names on File |
| Tax Bill | $4,290 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 5866-014-020 |
| Primary APN | 5866-014-020 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Total Rooms | 7 Rooms |
| Stories | 2 Stories |
| Building Area | 1,826 sqft Living Area |
| Year Built | Built 1949 |
|---|---|
| Effective Year Built | Effective 1955 |
| Architectural Style | Conventional |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Composition Shingle |
| Lot Area | 5,351 sqft (0.123 acres) |
| Lot Dimensions | 134 ft deep x 41 ft wide |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 2926 FRANCES AVE |
|---|---|
| City | LA CRESCENTA |
| State | CA |
| Zip | 91214-2036 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LCR17500* |
| Legal Description | TRACT NO 7639 LOT 23 |
| Legal Subdivision | 7639 |
| Legal Tract | 7639 |
| Legal Block | 3 |
| Legal Lot Number | 23 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | PASADENA |
| Census Block Group | 3 |
| Census Block | 3009 |
| Census Tract | 300100 |
2926 Frances Ave is owned by a company that acquired it in June 1995 and is owner-occupied.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Company Names on File |
|---|---|
| Mailing Address | 2926 FRANCES AVE, LA CRESCENTA, CA 91214-2036 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Borrower in Default |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jun 23, 1995 |
| Transfer Doc | 0001643907 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2926 Frances Ave was $4,290 with a homeowner's exemption.
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 | $340,889 (+2%) Land $92,953 Building $247,936 | |
| 2025 | $4,290.00 Homeowner's exemption | $334,206 Land $91,131 Building $243,075 |
| 2023 | $3,937.00 (+7.16%) Homeowner's exemption | $321,231 Land $87,594 Building $233,637 |
| 2022 | $3,674.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2926 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 risk around 2926 Frances Ave is moderate, ranking above 58% of the US, with a 0.1% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 58% of the US · lower than 65% of California |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | None beyond ember reach |
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 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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