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Zero Lot Line (Residential)Residential
$323,612$315 / 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 97How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $145,000 on Aug 3, 2017

2656 SAN IGNACIO AVE

MODESTO, CA 95354
2
Beds
1
Baths
1,027 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.
3,920 ft²
Lot SizeThe size of the land the home sits on, from county records.
1976
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

$324K
$315K low$333K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$145,000 · Aug 3, 2017

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,784 (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.$164,980 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$62,578
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$102,402
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$164,980

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
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
68
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.39 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.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Zero Lot Line (Residential)
CountyStanislaus
Lot (acres)The size of the land the home sits on, from county records.0.09
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
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 · 120 ft²

Transaction History(2)

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
Capistrano Elementary SchoolB-
Elementary · Grades KG–6 · 0.3 mi
H
Peter Johansen High SchoolD
High · Grades 9–12 · 1.6 mi
M
Norman N. Glick Middle SchoolB-
Middle · Grades 7–8 · 2.0 mi

District: Empire Union Elementary School District

Neighborhood · ZIP 95354These 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.129
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.134

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.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.10%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.17%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.9%
PopulationHow many people live in this area.28,549
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,318 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$61,723
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$78,439
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

2656 San Ignacio Ave 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 less than 91% of homes in Stanislaus County
  • Costs more per square foot than 68% of homes in Stanislaus County
  • Smaller than 90% of homes in Stanislaus County
  • Has a smaller lot than 95% of homes in Stanislaus County
  • Newer than 74% of homes in Modesto 95354

What homes are worth in Modesto 95354

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

This home
$230K$747K

This home is worth more than 15% of homes in Modesto 95354.

How it measures up in Modesto 95354

The dot is this home. The mark in the middle is the typical home in Modesto 95354.

Estimated value$323,612
CheaperTypical $390,906Pricier

Pricier than 15% of homes nearby

Price per ft²$315
CheaperTypical $308Pricier

Pricier than 56% of homes nearby

Living area1,027 ft²
SmallerTypical 1,289 ft²Bigger

Bigger than 22% of homes nearby

Lot size3,920 ft²
SmallerTypical 0.15 acBigger

Bigger than 12% of homes nearby

Year built1976
OlderTypical 1953Newer

Newer than 74% of homes nearby

How 2656 San Ignacio Ave ranks against every home in each area.
MeasureThis homeModesto 95354Stanislaus County
Estimated valuepricier than$323,61215% of homes9% of homes
Price per ft²pricier than$31556% of homes68% of homes
Living areabigger than1,027 ft²22% of homes10% of homes
Lot sizebigger than3,920 ft²12% of homes5% of homes
Year builtnewer than197674% of homes38% of homes

About 2656 San Ignacio Ave

How much is 2656 San Ignacio Ave, Modesto, CA worth?

The TopHap Estimate for 2656 San Ignacio Ave, Modesto, CA is $323,612 as of Aug 30, 2026. The likely range is $314,675 to $332,549. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2656 San Ignacio Ave, Modesto, CA last sell?

2656 San Ignacio Ave, Modesto, CA last sold on Aug 3, 2017 for $145,000, according to the county's recorded deed.

How big is 2656 San Ignacio Ave, Modesto, CA?

2656 San Ignacio Ave, Modesto, CA has 2 bedrooms, 1 bathrooms, 1,027 square feet of living space and a 0.09-acre lot.

When was 2656 San Ignacio Ave, Modesto, CA built?

2656 San Ignacio Ave, Modesto, CA was built in 1976, making it 50 years old. The building has 1 story.

What schools serve 2656 San Ignacio Ave, Modesto, CA?

2656 San Ignacio Ave, Modesto, CA is assigned to Capistrano Elementary School (elementary), rated B-; Peter Johansen High School (high), rated D; Norman N. Glick Middle School (middle), rated B-. All sit in Empire Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2656 San Ignacio Ave, Modesto, CA compare to other homes in Modesto 95354?

Among the 7,181 homes in Modesto 95354, it is worth more than 15% of them ($323,612 against a typical $390,906), its price per square foot is higher than 56% of them ($315 against a typical $308), it is bigger than 22% of them (1,027 ft² against a typical 1,289 ft²), its lot is bigger than 12% of them (3,920 ft² against a typical 0.15 ac) and it is newer than 74% of them (1976 against a typical 1953). Measured against all of Stanislaus County, it is worth more than 9% 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 2656 San Ignacio Ave, Modesto, CA?

The 2025 property tax bill for 2656 San Ignacio Ave, Modesto, CA was $1,784. The county assessed it at $164,980.

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