6409 Folsom Blvd
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.55505, -121.42854
Executive Verdict · Public-Records Synthesis
Zoned RMX-TO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $784,000 ($690,000–$878,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-TO-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,392 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 1, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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 (0.12 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 (~$9,388/yr at $784,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$782/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:
- 7,500 sq ft (0.17 ac)
- Assessor use:
- Office · Medical / Dental · One Story
- Tax rate area:
- 03413
- Addresses on lot:
- 6409 FOLSOM BLVD
Zoning & Land Use
RMX-TO-SPD — Residential Mixed Use 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 RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $690,000 – $878,000 · 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)0.12 mi SE
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)0.19 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)0.19 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)0.26 mi SE
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: Barber Construction (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Analgesic Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jackson Properties (9 in ½ mi · Commercial tenant improvement); P And P Building Wrecking (7 in ½ mi · Demolition); Johnstone Moyer (5 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2311054 | Remodel / interior alteration | Finaled | Iss. Jun 1, 2023 | $8,000 | This permit to complete work/gain final inspections for work commenced under COM-2125444. Original scope as follows: De… |
| COM-2305146 | Plan revision / deferred submittal | Complete | App. Mar 15, 2023 | — | EPC - REVISION TO COM-2200555: REVISED CEILING PLAN. RELOCATION OF NEW LIGHTING. |
| COM-2218984 | Plan revision / deferred submittal | Complete | App. Sep 6, 2022 | — | EPC - REVISION TO COM-2200555: Change ceiling in 3 areas from T-bar to hard ceiling, change lighting to can lighting in … |
| COM-2200555 | Commercial tenant improvement | Finaled | Iss. May 5, 2022 | $384,239 | EPC - Remodel existing 2117 SQ FT office space to a dental office. Remodel work to include: mechanical, electrical, plum… |