Parcel Context · Public-Records Property BriefAPN 003-0094-018-0000

2517 D St

Sacramento 95816 · New Era Park · City of Sacramento · Coordinates: 38.58150, -121.46955

Executive Verdict · Public-Records Synthesis

Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $717,000 ($631,000–$803,000).

Upsides & Opportunities

✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 14, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in New Era Park
26 substantial renovation & housing permits over 24 months (37.0 per 1,000 parcels vs. 30.4 citywide baseline) (#8 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Era Park)

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: Democracy Alley Residences (0.23 mi SE, entitled). 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 (~$8,624/yr at $717,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$719/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:: 6,534 sq ft (0.15 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03005
Addresses on lot:: 2517 D ST

Zoning & Land Use

R-1B-SPD — Single-Unit or Duplex Dwelling Zone (R)

2040 General Plan: Neighborhood (FAR up to 2)

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible
Zoned R-1B (two-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
SB 9: split into two lotsCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$717,000

Range: $631,000 – $803,000 · Status: Off market

HUD Small Area FMR (ZIP 95816) · FY 2026

Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190

ACS 2020–2024 Median Gross Rent (New Era Park):$1,608±$270

ACS 2020–2024 Median Gross Rent (ZIP 95816):$1,759±$56

Zillow Home Value Index (ZIP 95816, September 2026):$703,902

ACS 2020–2024 Median Home Value (New Era Park):$731,000±$81,000

ACS 2020–2024 Median Home Value (ZIP 95816):$821,000±$33,500

Nearby Activity (½ mile radius, since November 2024)

27 active or recent development projects (98 housing units across completed, permitted, and pipeline stages) and 669 total building permits recorded within ½ mile.

New construction14 permits (47 units)
Adds housing (ADU)15 permits (23 units)
Demolition12 permits
Additions & renovations74 permits
Building systems511 permits
Repairs17 permits
Other26 permits

Developments Deserving Closer Investigation & Active Area Builders

Democracy Alley Residences (Entitled)0.23 mi SE
In "Entitled" for 2.4 yr (since Jun 20, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
23rd & F Street - Mixed Use Apartments (In review)0.28 mi W
In "In review" for 2.7 yr (since Mar 6, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, $2,961,763 declared valuation across 1 permit).
Equipment Building, fiber-optic (Issued)0.13 mi NE
Active in "Issued" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Accessory dwelling unit at 2801 D St (Entitled)0.2 mi E
In "Entitled" for 3.9 yr (since Dec 12, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Solarado Roofing And Solar (1 on parcel, 1 in ½ mi · Roof replacement); Hot And Cold Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Mack Construction (10 in ½ mi · Addition (adds square footage)); Mills Builders (7 in ½ mi · Accessory dwelling unit (new or conversion)).

Permit & Project History on This Parcel (4 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2425143	Roof replacement	Finaled	Iss. Nov 14, 2024	$8,000	E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 16 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013…
RES-2226713	Plumbing / water heater / sewer	Expired Permit	Iss. Dec 15, 2022	$6,866	Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required.
RES-2226664	HVAC / heat pump	Finaled	Iss. Dec 14, 2022	$23,806	No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall …
RES-2123421	HVAC / heat pump	Expired Permit	Iss. Nov 4, 2021	$7,154	Upgrade existing 100a service panel to 125a - overhead service. Run circuit to 60a subpanel to detached (exempt 120-sqf…

Executive Verdict · Public-Records Synthesis

Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $717,000 ($631,000–$803,000).

Upsides & Opportunities

✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 14, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in New Era Park
26 substantial renovation & housing permits over 24 months (37.0 per 1,000 parcels vs. 30.4 citywide baseline) (#8 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Era Park)

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: Democracy Alley Residences (0.23 mi SE, entitled). 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 (~$8,624/yr at $717,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$719/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-1B (two-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotCan't tell

Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

SB 9: split into two lotsCan't tell

Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$717,000

Range: $631,000 – $803,000 · Status: Off market

HUD Small Area FMR (ZIP 95816) · FY 2026

Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190

ACS 2020–2024 Median Gross Rent (New Era Park):$1,608±$270

ACS 2020–2024 Median Gross Rent (ZIP 95816):$1,759±$56

Zillow Home Value Index (ZIP 95816, September 2026):$703,902

ACS 2020–2024 Median Home Value (New Era Park):$731,000±$81,000

ACS 2020–2024 Median Home Value (ZIP 95816):$821,000±$33,500

Nearby Activity (½ mile radius, since November 2024)

27 active or recent development projects (98 housing units across completed, permitted, and pipeline stages) and 669 total building permits recorded within ½ mile.

New construction14 permits (47 units)

Adds housing (ADU)15 permits (23 units)

Demolition12 permits

Additions & renovations74 permits

Building systems511 permits

Repairs17 permits

Other26 permits

Developments Deserving Closer Investigation & Active Area Builders

Democracy Alley Residences (Entitled)0.23 mi SE

In "Entitled" for 2.4 yr (since Jun 20, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).

23rd & F Street - Mixed Use Apartments (In review)0.28 mi W

In "In review" for 2.7 yr (since Mar 6, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, $2,961,763 declared valuation across 1 permit).

Equipment Building, fiber-optic (Issued)0.13 mi NE

Active in "Issued" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.

Accessory dwelling unit at 2801 D St (Entitled)0.2 mi E

In "Entitled" for 3.9 yr (since Dec 12, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Record #