1381 Swallowtail Ave
Sacramento 95811 · Dos Rios Triangle · City of Sacramento · Coordinates: 38.59334, -121.48205
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 $587,000 ($499,000–$675,000).
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 (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Mar 5, 2025).
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: River District Condon- Club House (0.24 mi NW, in review). 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 (~$7,142/yr at $587,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$595/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:
- 107,593 sq ft (2.47 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03083
- Addresses on lot:
- 1381 SWALLOWTAIL AVE; 1381 SWALLOWTAIL AVE UNIT 101 UNIT 101; 1381 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.
- 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: $499,000 – $675,000 · 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
- River District Condon- Club House (In review)0.24 mi NW
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.
- GD Site 200 (Fee estimate)0.24 mi S
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).
- 168 new homes at 701 Dos Rios St (Fee estimate)0.28 mi NW
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).
- Grower's District Multi-Family Site 215 (Entitled)0.3 mi S
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).
Entity-resolved builders & contractors in ½ mile: Midstate Construction (11 on parcel, 41 in ½ mi · New multifamily / condos / mixed-use); Grid Alternatives (1 on parcel, 1 in ½ mi · Solar / battery storage); Ekc Enterprises (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Quality Telecom Consultants (6 in ½ mi · Remodel / interior alteration); Jd Rodli Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (14 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2504438 | Plan revision / deferred submittal | Complete | App. Mar 5, 2025 | — | EPC - REVISION TO COM-2422712- Install (161) fully ballasted solar pv modules totaling 62.79 kW DC and 50kW AC on a load… |
| COM-2501781 | Plan revision / deferred submittal | Complete | App. Jan 27, 2025 | — | EPC. Revision to COM-2214646. Type V-A; OCC: R-2. IN BUILDING 'S' COMMUNITY ROOM SC 108: (1) ADD RECEPTACLE WITH 2 120V … |
| COM-2422712 | Solar / battery storage | Finaled | Iss. Oct 30, 2024 | $298,359 | EPC - 62.79kw Solar PV System, and 0gal Solar WH System (water heater installed null). revision COM-2505137 to modi… |
| COM-2419230 | Plan revision / deferred submittal | Complete |