100 Fairgrounds Dr
Sacramento 95817 · Fairgrounds · City of Sacramento · Coordinates: 38.54753, -121.44433
Executive Verdict · Public-Records Synthesis
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $441,000 ($388,000–$494,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-R allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 14 documented municipal building permits on file
On-parcel permit history is indexed through Feb 16, 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)
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: Accessory dwelling unit at 5317 V St (0.38 mi N, in review). 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 (~$5,477/yr at $441,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 126,324 sq ft (2.90 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 100 FAIRGROUNDS DR; 110 FAIRGROUNDS DR; 120 FAIRGROUNDS DR
Zoning & Land Use
R-3-R — Multi-Unit Dwelling 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 R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: minimal flood hazard (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: $388,000 – $494,000 · Status: Off market
HUD Small Area FMR (ZIP 95817) · FY 2026
Studio $1,580 · 1BR $1,660 · 2BR $2,040 · 3BR $2,720 · 4BR $3,130
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5317 V St (In review)0.38 mi N
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
- New home at 2951 57th St (Issued)0.3 mi E
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 16 mo.
- Accessory dwelling unit at 5370 9th Ave (Issued)0.31 mi S
Active in "Issued" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 13 mo.
- Accessory dwelling unit at 4886 8th Ave (Issued)0.35 mi SW
Active in "Issued" for 20 mo (first record Mar 25, 2025) with no new permit activity recorded in 16 mo.
Entity-resolved builders & contractors in ½ mile: Phe (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Jms Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Buds Plumbing And Heating (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Ew Carroll And Sons (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Collins Comfort Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603000 | Plumbing / water heater / sewer | Issued | Iss. Feb 16, 2026 | $3,900 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2600912 | Plumbing / water heater / sewer | Issued | Iss. Jan 16, 2026 | $3,900 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2520766 | Plumbing / water heater / sewer | Finaled | Iss. Oct 2, 2025 | $4,029 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| COM-2519423 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 15, 2025 | $3,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |