Stanislaus County property record for 421 C St, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,396 sqft · built 1945 |
| Lot Size | 0.18 acres (7,841 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $1,448 (2026) |
| Deeds & Mortgages | Apr 2026 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 134-010-026-000 |
| Primary APN | 134-010-026-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,396 sqft Living Area |
| Gross Area | 1,300 sqft |
| 1st Floor Area | 1,396 sqft |
| Year Built | Built 1945 |
|---|---|
| Effective Year Built | Effective 1945 |
| Construction Type | Wood |
| Lot Area | 7,841 sqft (0.18 acres) |
| Parking Spaces | 2 Parking Spaces |
| Patio Area | 150 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 421 C ST |
|---|---|
| City | WATERFORD |
| State | CA |
| Zip | 95386-8766 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Subdivision | WATERFORD |
| Legal Block | 2 |
| Legal Lot Number | 6,7 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2017 |
| Census Tract | 2801 |
421 C St is owned and occupied by two individuals who acquired it in November 2013.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 421 C ST, WATERFORD, CA 95386-8766 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
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 | Nov 5, 2013 |
| Transfer Doc | 0000094101 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Recording Date | Apr 14, 2026 |
| Property Address | 421 C ST, WATERFORD, CA 95386-8766 |
| Document Number | 0000020176 |
| Instrument Date | Apr 9, 2026 |
| Instrument | 202620176 |
| Transaction Type | Transfer |
| Record Updated | Aug 27, 2026 |
| Title Company | NONE LISTED ON DOCUMENT |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 421 C ST, WATERFORD, CA 95386-8766 |
| Investor | Possibly a Property Investor |
The 2026 property tax bill for 421 C St was $1,448, up 1.7% 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 | $1,448.00 (+1.69%) | $99,053 (+2%) Land $20,767 Building $78,286 |
| 2025 | $1,424.00 | $97,111 Land $20,360 Building $76,751 |
| 2023 | $1,363.00 (+1.79%) | $93,342 Land $19,570 Building $73,772 |
| 2022 | $1,339.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 421 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 421 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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