652 Broadway
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56311, -121.50594
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $740,000 ($651,000–$829,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$57,151 contributory est.)
Public building records show issued construction/renovation work on this parcel (88 total permits, latest Oct 21, 2026).
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)
about 27% 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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (COM-2610767): Pending in review for 6 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 29SC Maven V Apartments (0.13 mi W, 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 (~$8,886/yr at $740,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/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:
- 442,570 sq ft (10.16 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2520 KIT CARSON ST; 2524 KIT CARSON ST; 2524 KIT CARSON ST # A # A
Zoning & Land Use
R-3A — Multi-Unit 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-3A (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-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (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 (about 27% of the lot); Zone X: reduced flood risk due to levee (about 73% 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: $651,000 – $829,000 · 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
- 29SC Maven V Apartments (Entitled)0.13 mi W
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).
- Mixed Use Apartment Complex (Entitled)0.23 mi NW
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).
- Plumbing / water heater / sewer (COM-2610767) (Ready-to-Issue)On this parcel
Pending in review for 6 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Plumbing / water heater / sewer (COM-2506472) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Entity-resolved builders & contractors in ½ mile: Mastec Network Solutions (3 on parcel, 11 in ½ mi · Remodel / interior alteration); Elite Service Experts (10 on parcel, 10 in ½ mi · Plumbing / water heater / sewer); Belz Construction (5 on parcel, 8 in ½ mi · Plumbing / water heater / sewer); Collins Comfort Construction (8 on parcel, 8 in ½ mi · HVAC / heat pump); The Plumbing Machines (8 on parcel, 8 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (88 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623628 | Plumbing / water heater / sewer | Applied | App. Oct 21, 2026 | $3,800 | Water Heater Permit: Change out of a 40 gallon gas water heater, like for like, located inside the house. Water conser… |
| COM-2622168 | Plumbing / water heater / sewer | Issued | Iss. Oct 19, 2026 | $40,825 | Remodel Permit: Remove and replace water heater. Remove and replace plumbing and lighting fixtures. Remove and replace … |
| COM-2622164 | Plumbing / water heater / sewer | Issued | Iss. Oct 19, 2026 | $40,825 | Remodel Permit: Remove and replace water heater. Remove and replace plumbing and lighting fixtures. Remove and replace … |
| COM-2621883 | HVAC / heat pump | Finaled | Iss. Oct 6, 2026 | $15,000 | CHANGE OUT HVAC SYSTEM CLOSET MOUNTED 96% HIGH EFFIENCY FURNACE AFUE GROUND MOUNTED. SEER2 14.3.CF-1R-ALT-HVAC ON FILE. … |