2709 T St
Sacramento 95816 · Newton Booth · City of Sacramento · Coordinates: 38.56329, -121.47478
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $697,000 ($613,000–$781,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (13 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jul 7, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Newton Booth
45 substantial renovation & housing permits over 24 months (44.4 per 1,000 parcels vs. 30.4 citywide baseline) (#72 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Newton Booth)
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-2526597): Pending in review for 11 mo (7.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, 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: 2100 Q Street Mixed Use (0.47 mi NW, 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 (~$8,396/yr at $697,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$700/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2709 T ST
Zoning & Land Use
R-3A-SPD — 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 (all of the lot) · FIRM panel 06067C0180J, 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: $613,000 – $781,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- 2100 Q Street Mixed Use (Entitled)0.47 mi NW
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
- 21Q Apartments (Fee estimate)0.5 mi NW
In "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
- Addition (adds square footage) (RES-2526597) (Ready-to-Issue)On this parcel
Pending in review for 11 mo (7.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- New duplex at 2616 Q St (In review)0.21 mi N
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 3 in ½ mi · HVAC / heat pump); Marins Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Hoskins Mechanical Resources (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sacramento Plumbing Solutions (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Data Processing Air (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614232 | Plumbing / water heater / sewer | Finaled | Iss. Jul 7, 2026 | $13,688 | WHOLE HOUSE WATER REPIPE USING 3/4" & 1/2" X 200' PEX. INTERIOR WORK ONLY. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. … |
| RES-2526597 | Addition (adds square footage) | Ready-to-Issue | App. Dec 16, 2025 | $11,900 | EPC - Phased Build out of PB25-026. PHASE 1: LAUNDRY ROOM REMODEL AND BACK STAIRS. Remove 38 sf existing back landing a… |
| RES-2523596 | HVAC / heat pump | Finaled | Iss. Dec 5, 2025 | $46,862 | Split system conversion gas to electric in same location with ductwork, 7 supplies, 1 return, 3 ton, 18 seer, 11 hspf, h… |
| RES-2212396 | Plumbing / water heater / sewer | Finaled | Iss. Jun 17, 2022 | $5,900 | Supply and install new Rinal 9.0 RU160 Change-out installation of Gas - Tankless to Gas - Tankless, located inside build… |