6313 Elvas Ave
Sacramento 95819 · Csus · City of Sacramento · Coordinates: 38.55787, -121.42786
Executive Verdict · Public-Records Synthesis
Zoned C-2-TO in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $751,000 ($661,000–$841,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,933 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 22, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: 65 East (0.28 mi S, 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 (~$9,011/yr at $751,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$751/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:
- 7,643 sq ft (0.18 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03413
- Addresses on lot:
- 6313 ELVAS AVE
Zoning & Land Use
C-2-TO — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0195H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $661,000 – $841,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- 65 East (Entitled)0.28 mi S
In "Entitled" for 8.1 yr (since Sep 27, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (184 housing units across 0 permits).
- 130 Multi-Family Units at 6661 Folsom Blvd (Entitled)0.32 mi SE
In "Entitled" for 4.4 yr (since Jul 5, 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 (130 housing units, $87,938,116 declared valuation across 1 permit).
- Opus at Folsom and Elvas (Entitled)0.32 mi SE
In "Entitled" for 5.1 yr (since Oct 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (137 housing units across 0 permits).
- Q Street Apartments (Entitled)0.41 mi S
In "Entitled" for 8.7 yr (since Feb 15, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (140 housing units, $27,896,642 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Pacific Power Electrical Service (1 on parcel, 1 in ½ mi · EV charger); Authority Heating And Air Conditioning Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Pacific Neon (1 on parcel, 1 in ½ mi · Sign); Jackson Properties (9 in ½ mi · Commercial tenant improvement); Az Custom Construction (8 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2213642 | EV charger | Finaled | Iss. Aug 22, 2022 | $36,897 | EPC - Add 6 new EV chargers from existing panel. |
| COM-2203074 | Remodel / interior alteration | Finaled | Iss. Mar 11, 2022 | $17,171 | EPC - Site reconstruction of the existing parking improvements to provide accessible parking and sidewalk in front of th… |
| SIG-2119952 | Sign | Finaled | Iss. Sep 20, 2021 | $5,546 | Manufacture and install one (1) 9'-0" x 10'-0" non-illuminated exterior sign reading "AMEN REAL ESTATE" |
| RES-1715928 | HVAC / heat pump | Expired Permit | Iss. Aug 31, 2017 | $8,573 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |