Pipevine St
Sacramento 95811 · Dos Rios Triangle · City of Sacramento · Coordinates: 38.59260, -121.48309
Executive Verdict · Public-Records Synthesis
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $228,000 ($194,000–$262,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$28,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (21 total permits, latest Jul 21, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: GD Site 200 (0.21 mi SE, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$3,049/yr at $228,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$254/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 76,665 sq ft (1.76 ac)
- Assessor use:
- Vacant · Acreage (Under 10ac)
- Tax rate area:
- 03083
- Addresses on lot:
- 1390 SWALLOWTAIL AVE; 1390 SWALLOWTAIL AVE UNIT 101 UNIT 101; 1390 SWALLOWTAIL AVE UNIT 102 UNIT 102
Zoning & Land Use
R-5-SPD — High-Rise Residential Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-5 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotUnlikely
Zoned R-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-5 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $194,000 – $262,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- GD Site 200 (Fee estimate)0.21 mi SE
In "Fee estimate" for 4.4 yr (since Jun 3, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (100 housing units, $16,250,000 declared valuation across 4 permits).
- River District Condon- Club House (In review)0.27 mi N
In "In review" for 16 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Grower's District Multi-Family Site 215 (Entitled)0.29 mi SE
In "Entitled" for 4.3 yr (since Jul 15, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (70 housing units, $10,346,547 declared valuation across 2 permits).
- 168 new homes at 701 Dos Rios St (Fee estimate)0.31 mi N
In "Fee estimate" for 7.7 yr (since Mar 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (168 housing units, $35,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Midstate Construction (6 on parcel, 37 in ½ mi · New multifamily / condos / mixed-use); Sigora Solar California (7 on parcel, 7 in ½ mi · Solar / battery storage); Ekc Enterprises (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Frontier Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Sr Bray (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (21 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2215453 | Plan revision / deferred submittal | Expired Application | App. Jul 21, 2022 | — | EPC. Revision to COM-2118568. Revised the SLD to show the as built system. Exact changes are rev clouded in the SLD. |
| COM-2211401 | Plan revision / deferred submittal | Complete | App. May 31, 2022 | — | EPC. Rev 1. Twin Rivers Solar Block E, BLDG F (Rev. to COM-2118568) Updated the single line diagram to reflect the follo… |
| COM-2211398 | Plan revision / deferred submittal | Complete | App. May 31, 2022 | — | EPC. Revision to COM-2209285. Twin Rivers Block E BLDG G. Updated the single line diagram to reflect the following: land… |
| COM-2206719 |