San Joaquin County property record for 31113 Two Rivers Rd, Manteca, CA 95337
| Property Type | Farm - Irrigated or Dry |
|---|---|
| Lot Size | 29 acres (1,267,160 sqft) |
| Owner | Individual Name on Record |
| Tax Bill | $4,684 (2026) |
| Flood Zone | Zone AE (high risk) |
| APN | 257-090-100-000 |
| Primary APN | 257-090-100-000 |
|---|---|
| Alternative APN |
|
| Lot Area | 1,267,160 sqft (29 acres) |
|---|
| Old Parcel Number | 257-090-10 |
|---|---|
| Street Address | 31113 TWO RIVERS RD |
| City | MANTECA |
| State | CA |
| Zip | 95337 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Farm - Irrigated or Dry |
| Local Zoning Code | AG40 |
| Legal Subdivision | RIVER JUNC FARMS 02 |
| Legal Block | 3 |
| Legal Lot Number | 13 |
| Jurisdiction | SAN JOAQUIN CA |
| Township / Civil Division | MANTECA |
| Census Block Group | 3 |
| Census Block | 3020 |
| Census Tract | 5106 |
Source: San Joaquin County records, as of October 13, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on Record |
|---|---|
| Mailing Address | 390 CALIFORNIA ST, ESCALON, CA 95320-8585 |
| Owner Type | Individual |
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Jul 26, 2016 |
| Transfer Doc | 0000127587 |
| Record Updated | Oct 29, 2026 |
Source: San Joaquin County assessment roll, as of September 24, 2025
| Type | Name |
|---|---|
| State | California |
| County | San Joaquin County |
| Unified School District | Manteca Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $4,684.00 (+0.64%) | |
| 2025 | $4,654.00 (+2.87%) | $292,359 (+4.04%) Land $286,848 Building $5,511 |
| 2023 | $4,524.00 (+1.03%) | $281,008 Land $275,710 Building $5,298 |
| 2022 | $4,478.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
Source: FEMA National Flood Hazard Layer, effective September 27, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone AE high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | 33.0 ft |
| Flood Insurance Requirement | Required federally backed loans |
| Flood Insurance Cost | Premium on Record median of 33 policies |
| Community Rating System | Class 7 (15% premium discount) |
| Nearby Flood Policies | 33 in force |
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 45% of the US · lower than 73% of California |
|---|---|
| Wildfire Likelihood | 0.07% annual chance |
| Exposure | Indirect within ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 5 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| ezWave Fixed Wireless | 1,000 / 200 |
| Matrix Broadband Fixed Wireless | 400 / 80 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
| Verizon Fixed Wireless | 25 / 6 |
May also be available: Ayera Technologies, Frontier, T-Mobile.
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