Merced County property record for 863 I St, Los Banos, CA 93635
| Property Type | Commercial |
|---|---|
| Lot Size | 0.172 acres (7,500 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $200,000 (Feb 2015) |
| Tax Bill | $2,626 (2025) |
| Deeds & Mortgages | Aug 2017 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 026-131-023-000 |
| Primary APN | 026-131-023-000 |
|---|---|
| Alternative APN |
|
| Lot Area | 7,500 sqft (0.172 acres) |
|---|
| Old Parcel Number | 026-131-023 |
|---|---|
| Street Address | 863 I ST |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-4357 |
| Property Category | Commercial |
| Property Type | Commercial > Retail |
| Local Zoning Code | HC |
| Legal Description | LOS BANOS LOTS 1&2 BLK 70 ETC |
| Legal Subdivision | LOS BANOS |
| Legal Block | 70 |
| Legal Lot Number | 1,2 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 3 |
| Census Block | 3023 |
| Census Tract | 2201 |
863 I St, a commercial property, is held in a trust since July 2024.
Source: Merced County records, as of August 21, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 933 WASHINGTON AVE, LOS BANOS, CA 93635-4842 |
| Owner Type | Company |
| Vesting | Trust, Revocable 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 | Feb 20, 2015 · Amount on File |
| Deed Sale | Feb 20, 2015 · Amount on File |
| Deed Document Number | 20155689 |
| Last Transfer Date | Jul 26, 2024 |
| Transfer Doc | 0000018115 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | MERCED CA |
| Recording Date | Aug 28, 2017 |
| Property Address | 863 I ST, LOS BANOS, CA 93635-4357 |
| Document Number | 0000027729 |
| Instrument Date | Aug 22, 2017 |
| Instrument | 27729 |
| Transaction Type | Transfer |
| Record Updated | Sep 21, 2017 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Revocable Trust |
| Address | 933 WASHINGTON AVE LOS BANOS CA 936354842, LOS BANOS, CA 93635-4842 |
The 2025 property tax bill for 863 I St was $2,626, down 1.3% from the year before.
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 | $255,368 (+6.24%) Land $73,548 Building $181,820 | |
| 2025 | $2,626.00 (-1.28%) | $240,360 Land $72,106 Building $168,254 |
| 2024 | $2,660.00 (+5.85%) | |
| 2023 | $2,513.00 (+1.49%) | $231,028 Land $69,307 Building $161,721 |
| 2022 | $2,476.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 863 I St 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.
The area around 863 I St has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within 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 332 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 DSL · Fiber, Fixed Wireless in parts of the area | 100 / 20 |
May also be available: Verizon.
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