2700 Front St
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56607, -121.51520
Executive Verdict · Public-Records Synthesis
Zoned R-5 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $693,000 ($610,000–$776,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 24, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper Land 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Mixed Use Apartment Complex (0.33 mi E, 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 (~$8,350/yr at $693,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$696/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:
- 139,392 sq ft (3.20 ac)
- Assessor use:
- Public / Utilities · City · Exempt / Non-Taxable
- Tax rate area:
- 03005
- Addresses on lot:
- 2700 FRONT ST
Zoning & Land Use
R-5 — High-Rise Residential Zone (R)
2040 General Plan: Parks and Recreation
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 06067C0160J, 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: $610,000 – $776,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- Mixed Use Apartment Complex (Entitled)0.33 mi E
In "Entitled" for 4.6 yr (since Apr 19, 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 (49 housing units, $9,892,500 declared valuation across 2 permits).
- 29SC Maven V Apartments (Entitled)0.42 mi SE
In "Entitled" for 4.5 yr (since May 19, 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 (252 housing units across 0 permits).
- Accessory dwelling unit at 2117 3rd St (In review)0.47 mi NE
In "In review" for 6 mo (since May 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - HSG File #25-006734 –AB 2533 SUBMITTAL Legalize the unpermitted conversion of a detached garage into an Accessory Dwelling Unit (ADU), consisting of a 256 sq. ft. studio with one (1) full bathroom, and a 71 sq. ft. attached covered patio. SEPARATE PERMIT TO BE ISSUED TO LEGALIZE BASEMENT UNIT ON EXISTING HOUSE. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
- Broadway Apartments (Finaled / completed)0.17 mi SE
High-impact scale (36 housing units, $3,062,705 declared valuation across 26 permits).
Entity-resolved builders & contractors in ½ mile: Jcelectrical (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Backyard Unlimited Construction (1 on parcel, 1 in ½ mi · Other); Bardis Homes (238 in ½ mi · New single-family home); Connected Technology (9 in ½ mi · Remodel / interior alteration); Descor (8 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2103947 | Other | Withdrawn | App. Feb 24, 2021 | $8,280 | EPC - NEW DETACHED 240SF PERGULA |
| COM-2023610 | Remodel / interior alteration | Expired Permit | Iss. Jan 11, 2021 | $22,500 | EPC - LATINO ART CENTER- ELECTRICAL PANEL(S):: Remove existing sub panel and Installing a new subpanel in the same locat… |
| COM-1613432 | Commercial tenant improvement | Finaled | Iss. Oct 5, 2016 | $16,000 | EPC - Provide power to the manufactured shed |
| COM-1410534 | New commercial / non-residential building | Finaled | Iss. Jan 27, 2016 | $35,000 |