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Single Family ResidenceResidential
$514,507$242 / 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 98How 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

2604 BEATRICE LN

MODESTO, CA 95355
3
Beds
3
Baths
2,125 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.
0.11 ac
Lot SizeThe size of the land the home sits on, from county records.
1989
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$515K
$503K low$526K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,857 (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.$258,587 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$49,250
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$209,337
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$253,518

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.38
35
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.1 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.0.11
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
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.In-Ground Pool
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 140 ft²

Transaction History(9)

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

Foreclosure Filings(2)

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 · 0.4 mi
M
Daniel J. Savage Middle SchoolC
Middle · Grades 6–8 · 1.0 mi
H
Fred C. Beyer High SchoolB-
High · Grades 9–12 · 1.8 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%

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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

2604 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.

  • Worth more than 69% of homes in Stanislaus County
  • Costs less per square foot than 82% of homes in Modesto 95355
  • Bigger than 78% of homes in Stanislaus County
  • Has a smaller lot than 87% of homes in Stanislaus County

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
$303K$746K

This home is worth more than 59% 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$514,507
CheaperTypical $485,189Pricier

Pricier than 59% of homes nearby

Price per ft²$242
CheaperTypical $277Pricier

Pricier than 18% of homes nearby

Living area2,125 ft²
SmallerTypical 1,730 ft²Bigger

Bigger than 71% of homes nearby

Lot size0.11 ac
SmallerTypical 0.15 acBigger

Bigger than 15% of homes nearby

Year built1989
OlderTypical 1986Newer

Newer than 63% of homes nearby

How 2604 Beatrice Ln ranks against every home in each area.
MeasureThis homeModesto 95355Stanislaus County
Estimated valuepricier than$514,50759% of homes69% of homes
Price per ft²pricier than$24218% of homes18% of homes
Living areabigger than2,125 ft²71% of homes78% of homes
Lot sizebigger than0.11 ac15% of homes13% of homes
Year builtnewer than198963% of homes62% of homes

About 2604 Beatrice Ln

How much is 2604 Beatrice Ln, Modesto, CA worth?

The TopHap Estimate for 2604 Beatrice Ln, Modesto, CA is $514,507 as of Sep 24, 2026. The likely range is $502,854 to $526,160. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2604 Beatrice Ln, Modesto, CA last sell?

2604 Beatrice Ln, Modesto, CA last sold on Sep 12, 2018, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 2604 Beatrice Ln, Modesto, CA?

2604 Beatrice Ln, Modesto, CA has 3 bedrooms, 3 bathrooms, 2,125 square feet of living space and a 0.11-acre lot.

When was 2604 Beatrice Ln, Modesto, CA built?

2604 Beatrice Ln, Modesto, CA was built in 1989, making it 37 years old. The building has 2 stories.

What schools serve 2604 Beatrice Ln, Modesto, CA?

2604 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 2604 Beatrice Ln, Modesto, CA compare to other homes in Modesto 95355?

Among the 17,729 homes in Modesto 95355, it is worth more than 59% of them ($514,507 against a typical $485,189), its price per square foot is higher than 18% of them ($242 against a typical $277), it is bigger than 71% of them (2,125 ft² against a typical 1,730 ft²), its lot is bigger than 15% of them (0.11 ac against a typical 0.15 ac) and it is newer than 63% of them (1989 against a typical 1986). Measured against all of Stanislaus County, it is worth more than 69% 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 2604 Beatrice Ln, Modesto, CA?

The 2025 property tax bill for 2604 Beatrice Ln, Modesto, CA was $2,857. The county assessed it at $258,587.

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