Stanislaus County property record for 428 C St, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2 ba · 1,558 sqft · built 1947 |
| Lot Size | 0.21 acres (9,148 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $45,000 (Nov 2001) |
| Tax Bill | $2,983 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 134-010-013-000 |
| Primary APN | 134-010-013-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,558 sqft Living Area |
| Gross Area | 832 sqft |
| 1st Floor Area | 1,558 sqft |
| Year Built | Built 1947 |
|---|---|
| Effective Year Built | Effective 1947 |
| Construction Type | Wood |
| Lot Area | 9,148 sqft (0.21 acres) |
| View / Lot | Corner |
| Cooling System | None |
|---|---|
| Heating System | HVAC |
| Sewer | Storm Sewer |
| Street Address | 428 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 | 31&32 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2011 |
| Census Tract | 2801 |
428 C St is owned by two individuals who bought it in November 2001.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 12095 COMBINE CT, WATERFORD, CA 95386-9423 |
| Owner Type | Individual |
| Vesting | Community Property |
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 | Nov 29, 2001 · Amount on File |
| Deed Sale | Nov 29, 2001 · Amount on File |
| Prior Sale | Nov 29, 2001 · Amount on File |
| Deed Document Number | 2001141792 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 428 C St was $2,983, up 1.5% 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 | $2,983.00 (+1.5%) | $239,122 (+2%) Land $58,755 Building $180,367 |
| 2025 | $2,939.00 | $234,434 Land $57,603 Building $176,831 |
| 2023 | $1,743.00 (+1.69%) | $127,773 Land $55,367 Building $72,406 |
| 2022 | $1,714.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 428 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 428 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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