Merced County property record for 445 Mandarin Ave, Los Banos, CA 93635
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,145 sqft · built 1964 |
| Lot Size | 0.141 acres (6,137 sqft) |
| Owner | Individual Name on File |
| Last Sale | $83,000 (Aug 2010) |
| Tax Bill | $1,178 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 082-084-006-000 |
| Primary APN | 082-084-006-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 5 Rooms |
| Stories | 1 Story |
| Building Area | 1,145 sqft Living Area |
| Gross Area | 1,545 sqft |
| 1st Floor Area | 1,145 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1964 |
|---|---|
| Effective Year Built | Effective 1964 |
| Architectural Style | L-Shape |
| Construction Type | Wood |
| Roof Material | Other |
| Lot Area | 6,137 sqft (0.141 acres) |
| Garage Type | Attached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Porch |
| Porch Area | 40 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 082-084-006 |
|---|---|
| Street Address | 445 MANDARIN AVE |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-3123 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R1 |
| Legal Description | CIT TER #1 LOT 87 |
| Legal Subdivision | CIT TERRACE 01 |
| Legal Lot Number | 87 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 3 |
| Census Block | 3013 |
| Census Tract | 2203 |
445 Mandarin Ave is owned and occupied by an individual who bought it in August 2010.
Source: Merced County records, as of August 21, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 445 MANDARIN AVE, LOS BANOS, CA 93635-3123 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Single Person |
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 | Name on Deed |
|---|---|
| Last Sale | Aug 30, 2010 · Amount on File |
| Deed Sale | Aug 30, 2010 · Amount on File |
| Prior Sale | Jun 9, 2005 · Amount on File |
| Deed Document Number | 201033332 |
| Prior Transfer Date | Aug 20, 2010 |
| Prior Transfer Doc | 0000033334 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 445 Mandarin Ave was $1,178.
Source: Merced County assessment roll, as of August 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Merced County |
| Municipality | Los Banos City |
| Unified School District | Los Banos Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $109,263 (+2%) Land $13,159 Building $96,104 | |
| 2025 | $1,178.00 | $107,121 Land $12,901 Building $94,220 |
| 2023 | $1,127.00 (+1.53%) | $102,963 Land $12,401 Building $90,562 |
| 2022 | $1,110.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 445 Mandarin Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 4, 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 445 Mandarin Ave is low, with less than a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 99.1% of the US · lower than 99.2% of California |
|---|---|
| Wildfire Likelihood | Under 0.01% 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 LOS BANOS serves 48,896 people · EPA ID CA2410005 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Dec 2024 |
| Lead | Under 1 ppb (2024–2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | Lead service line inventory Oct 2024 |
| Monitoring and Reporting | 1 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 798 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless · DSL in parts of the area | 100 / 20 |
May also be available: Verizon.
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