Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$447,663$282 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

2504 BEATRICE LN

MODESTO, CA 95355
4
Beds
2
Baths
1,588 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.13 ac
Lot SizeThe size of the land the home sits on, from county records.
1991
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$448K
$430K low$465K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,580 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$240,476 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$70,721
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$169,755
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$240,476

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.36
25
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
49
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
49
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
12
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
45
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.6 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyStanislaus
Lot (acres)The size of the land the home sits on, from county records.0.13
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 168 ft²

Transaction History(5)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Orchard Elementary SchoolC+
Elementary · Grades KG–5 · 0.3 mi
M
Daniel J. Savage Middle SchoolC
Middle · Grades 6–8 · 1.2 mi
H
Fred C. Beyer High SchoolB-
High · Grades 9–12 · 1.7 mi

District: Sylvan Union Elementary School District

Neighborhood · ZIP 95355These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.94
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.87
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.124

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.1%
PopulationHow many people live in this area.63,384
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,614 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,606
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$103,888
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Owner Tools

Do you own this home?
Claim this home

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2504 Beatrice Ln measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Has a smaller lot than 82% of homes in Stanislaus County
  • Newer than 66% of homes in Modesto 95355

What homes are worth in Modesto 95355

Each bar is how many homes fall in that price range. The marker is this home.

This home
$298K$767K

This home is worth more than 36% of homes in Modesto 95355.

How it measures up in Modesto 95355

The dot is this home. The mark in the middle is the typical home in Modesto 95355.

Estimated value$447,663
CheaperTypical $484,113Pricier

Pricier than 36% of homes nearby

Price per ft²$282
CheaperTypical $277Pricier

Pricier than 55% of homes nearby

Living area1,588 ft²
SmallerTypical 1,735 ft²Bigger

Bigger than 38% of homes nearby

Lot size0.13 ac
SmallerTypical 0.15 acBigger

Bigger than 23% of homes nearby

Year built1991
OlderTypical 1986Newer

Newer than 66% of homes nearby

How 2504 Beatrice Ln ranks against every home in each area.
MeasureThis homeModesto 95355Stanislaus County
Estimated valuepricier than$447,66336% of homes48% of homes
Price per ft²pricier than$28255% of homes44% of homes
Living areabigger than1,588 ft²38% of homes52% of homes
Lot sizebigger than0.13 ac23% of homes18% of homes
Year builtnewer than199166% of homes66% of homes

About 2504 Beatrice Ln

How much is 2504 Beatrice Ln, Modesto, CA worth?

The TopHap Estimate for 2504 Beatrice Ln, Modesto, CA is $447,663 as of Sep 24, 2026. The likely range is $430,268 to $465,058. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2504 Beatrice Ln, Modesto, CA last sell?

2504 Beatrice Ln, Modesto, CA last sold on Sep 4, 2002, according to the county's recorded deed.

How big is 2504 Beatrice Ln, Modesto, CA?

2504 Beatrice Ln, Modesto, CA has 4 bedrooms, 2 bathrooms, 1,588 square feet of living space and a 0.13-acre lot.

When was 2504 Beatrice Ln, Modesto, CA built?

2504 Beatrice Ln, Modesto, CA was built in 1991, making it 35 years old. The building has 1 story.

What schools serve 2504 Beatrice Ln, Modesto, CA?

2504 Beatrice Ln, Modesto, CA is assigned to Orchard Elementary School (elementary), rated C+; Daniel J. Savage Middle School (middle), rated C; Fred C. Beyer High School (high), rated B-. All sit in Sylvan Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2504 Beatrice Ln, Modesto, CA compare to other homes in Modesto 95355?

Among the 17,729 homes in Modesto 95355, it is worth more than 36% of them ($447,663 against a typical $484,113), its price per square foot is higher than 55% of them ($282 against a typical $277), it is bigger than 38% of them (1,588 ft² against a typical 1,735 ft²), its lot is bigger than 23% of them (0.13 ac against a typical 0.15 ac) and it is newer than 66% of them (1991 against a typical 1986). Measured against all of Stanislaus County, it is worth more than 48% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2504 Beatrice Ln, Modesto, CA?

The 2025 property tax bill for 2504 Beatrice Ln, Modesto, CA was $2,580. The county assessed it at $240,476.

More homes on Beatrice Ln

Closest homes

More homes in Modesto 95355

Assigned schools

Explore the area

See this home in context

Open 2504 Beatrice Ln on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map