Stanislaus County property record for 31191 Two Rivers Rd, Manteca, CA 95337
| Property Type | Rural Home |
|---|---|
| Lot Size | 20 acres (871,200 sqft) |
| Owner | Company Name on Record |
| Tax Bill | $504 (2026) |
| Flood Zone | Zone AE (high risk) |
| APN | 257-090-070-000 |
| Primary APN | 257-090-070-000 |
|---|---|
| Alternative APN |
|
| Lot Area | 871,200 sqft (20 acres) |
|---|
| Old Parcel Number | 257-090-07 |
|---|---|
| Street Address | 31191 TWO RIVERS RD |
| City | MANTECA |
| State | CA |
| Zip | 95337 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Rural Home |
| Local Zoning Code | PF |
| Legal Description | TWP 03S RGE 07E SEC 19 QTR SE4NE4 |
| Legal Subdivision | RIVER JUNC FARMS 02 |
| Jurisdiction | SAN JOAQUIN CA |
| Township / Civil Division | SALIDA |
| Census Block Group | 3 |
| Census Block | 3011 |
| Census Tract | 4000 |
Source: Stanislaus 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 | Company Name on Record |
|---|---|
| Mailing Address | PO BOX 1130, MODESTO, CA 95353-1130 |
| Owner Type | Company |
| Vesting | Trust |
| Deed Names | Name on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
Source: Stanislaus County assessment roll, as of September 24, 2025
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Elementary School District | Hart-Ransom Union Elementary School District (KG - 08) |
| Secondary School District | Modesto City High School District (09 - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $504.00 (+0.6%) | |
| 2025 | $501.00 (+3.73%) | $37,510 (+4.04%) Land $33,763 Building $3,747 |
| 2023 | $483.00 (+1.26%) | $36,054 Land $32,452 Building $3,602 |
| 2022 | $477.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
Source: FEMA National Flood Hazard Layer, effective October 23, 2022
| FEMA Flood Zone | Zone AE high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Varies along the reach; see FIRM |
| Flood Insurance Requirement | Required federally backed loans |
Values are read at the parcel center point; lenders make the official flood determination.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | High above 76% of the US · above 53% 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.
Source: FCC Broadband Data Collection, based on 1 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| ezWave Fixed Wireless | 1,000 / 200 |
| Ayera Technologies Fixed Wireless | 120 / 40 |
| Cal.net Fixed Wireless | 100 / 20 |
| unWired Broadband Fixed Wireless | 50 / 12 |
| Verizon Fixed Wireless | 25 / 6 |
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