2646 14th St
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.55981, -121.49651
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,128,000 ($993,000–$1,263,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,970 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$372,632 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 14, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Land Park
245 substantial renovation & housing permits over 24 months (69.8 per 1,000 parcels vs. 30.4 citywide baseline) (#42 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-2220409): Issued after 4 mo (3.0× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 2401 13th St. Apartment Complex (0.26 mi N, fee estimate). 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 (~$13,309/yr at $1,128,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,109/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2646 14TH ST
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,970 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06067C0190H, 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: $993,000 – $1,263,000 · 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
Nearby Activity (½ mile radius, since November 2024)
36 active or recent development projects (166 housing units across completed, permitted, and pipeline stages) and 882 total building permits recorded within ½ mile.
- New construction8 permits (56 units)
- Adds housing (ADU)31 permits (38 units)
- Demolition8 permits
- Additions & renovations128 permits
- Building systems631 permits
- Repairs18 permits
- Other58 permits
Developments Deserving Closer Investigation & Active Area Builders
- 2401 13th St. Apartment Complex (Fee estimate)0.26 mi N
In "Fee estimate" for 21 mo (since Feb 11, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.49 mi NE
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
- New duplex at 1007 W St (Issued)0.45 mi N
Active in "Issued" for 6.9 yr (first record Jan 2, 2020) with no new permit activity recorded in 3.2 yr. High-impact scale (2 housing units, $765,000 declared valuation across 2 permits).
- Accessory dwelling unit at 2651 17th St (Entitled)0.25 mi SE
In "Entitled" for 2.4 yr (since Jun 19, 2024), 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: Schmitz Construction (4 on parcel, 7 in ½ mi · Addition (adds square footage)); Dave Gross Enterprises (1 on parcel, 7 in ½ mi · Pool / spa); Dw Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Abrahams Construction (35 in ½ mi · Remodel / interior alteration); Indie Capital Constructors (29 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2410158 | Pool / spa | Finaled | Iss. Jun 14, 2024 | $79,000 | EPC - Installation & Construction of 310 sf Gunite Pool, with Auto Cover & Pool Equipment. |
| RES-2301557 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Mar 8, 2023 | $141,000 | EXPEDITED - EPC - New 382 sf conditioned space pool house with , 95 sf unconditioned storage space -- NOT TO BE USED A… |
| RES-2220409 | Addition (adds square footage) | Finaled | Iss. Jan 27, 2023 | $521,000 | EPC - EXPEDITED CYCLE TIMES 7-5-3-3 - ADDITION / REMODEL: Addition to include new 167sf on 1st floor, new 235sf on 2nd f… |
| RES-2225598 | Demolition | Expired Permit | Iss. Dec 1, 2022 | $3,200 | demolish 288' s.f. detached garage. |
| RES-2220265 | Plumbing / water heater / sewer | Finaled | Iss. Sep 22, 2022 | $15,000 | Punch 2 large holes for drainage at shallow and deep part of pool. Disconnect and Cap ALL electrical and plumbing that … |
| RES-2111470 | Plumbing / water heater / sewer | Finaled | Iss. Jun 1, 2021 | $900 | AA: Gas Line replacement, repair, or new leg, 62 L.F. |