Stanislaus County property record for 406 C St, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,224 sqft · built 1955 |
| Lot Size | 0.27 acres (11,761 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $45,000 (May 2011) |
| Tax Bill | $1,010 (2026) |
| Deeds & Mortgages | Sep 2026 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 134-010-009-000 |
| Primary APN | 134-010-009-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 5 Rooms |
| Stories | 1 Story |
| Building Area | 1,224 sqft Living Area |
| 1st Floor Area | 1,224 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1955 |
|---|---|
| Effective Year Built | Effective 1955 |
| Architectural Style | Bungalow |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Material | Tile |
| Lot Area | 11,761 sqft (0.27 acres) |
| Parking Spaces | 2 Parking Spaces |
| Patio Area | 168 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Floor/Wall Furnace |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 406 C ST |
|---|---|
| City | WATERFORD |
| State | CA |
| Zip | 95386-8766 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | WATERFORD LOT 20-22 BLOCK 6 |
| Legal Subdivision | WATERFORD |
| Legal Block | 2 |
| Legal Lot Number | 20-22 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2011 |
| Census Tract | 2801 |
406 C St is owner-occupied and held in a trust since August 2026.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 406 C ST, WATERFORD, CA 95386-8766 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Living Trust |
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 Sale | May 20, 2011 · Amount on File |
| Deed Sale | May 20, 2011 · Amount on File |
| Prior Sale | Apr 15, 2011 · Amount on File |
| Deed Document Number | 201143097 |
| Last Transfer Date | Aug 31, 2026 |
| Transfer Doc | 0000048669 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Recording Date | Sep 4, 2026 |
| Property Address | 406 C ST, WATERFORD, CA 95386-8766 |
| Document Number | 0000048669 |
| Instrument Date | Aug 31, 2026 |
| Instrument | 202648669 |
| Transaction Type | Transfer |
| Record Updated | Sep 17, 2026 |
| Title Company | NONE LISTED ON DOCUMENT |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Family Living Trust |
| Address | 406 C ST, WATERFORD, CA 95386-8766 |
| Investor | Possibly a Property Investor |
The 2026 property tax bill for 406 C St was $1,010, up 2% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Waterford City |
| Unified School District | Waterford Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $1,010.00 (+2.02%) | $66,038 (+2%) Land $26,129 Building $39,909 |
| 2025 | $990.00 | $64,744 Land $25,617 Building $39,127 |
| 2023 | $942.00 (+2.06%) Homeowner's exemption | $62,231 Land $24,623 Building $37,608 |
| 2022 | $923.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 406 C St in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 23, 2022
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 406 C St is low, with a 0.04% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 63% of the US · lower than 78% of California |
|---|---|
| Wildfire Likelihood | 0.04% 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 | CITY OF WATERFORD serves 8,788 people · EPA ID CA5010006 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Nov 2023 |
| Also Mapped Here | MODESTO IRRIGATION DISTRICT |
| 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 488 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Ayera Technologies Fixed Wireless | 1,000 / 500 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: ezWave, Verizon.
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