702 Fairgrounds Dr
Sacramento 95817 · Fairgrounds · City of Sacramento · Coordinates: 38.54759, -121.44002
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 $561,000 ($494,000–$628,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$120,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 18, 2026).
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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (COM-2615643): Pending in review for 4 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5317 V St (0.4 mi NW, 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 (~$6,845/yr at $561,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 144,619 sq ft (3.32 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 702 FAIRGROUNDS DR; 702 FAIRGROUNDS DR # 101 # 101; 702 FAIRGROUNDS DR # 102 # 102
Zoning & Land Use
R-3A — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 4)
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: 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: $494,000 – $628,000 · 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
- HVAC / heat pump (COM-2615643) (Plan Check Wait)On this parcel
Pending in review for 4 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Remodel / interior alteration (COM-2020479) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Accessory dwelling unit at 5317 V St (In review)0.4 mi NW
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)340 ft E
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 16 mo.
Entity-resolved builders & contractors in ½ mile: United Building Service Mechanical (3 on parcel, 3 in ½ mi · HVAC / heat pump); Reynen And Bardis Homes (47 in ½ mi · New single-family home); Yancey (14 in ½ mi · Remodel / interior alteration); Connected Technology (10 in ½ mi · Remodel / interior alteration); Solid Construction And Design (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620739 | HVAC / heat pump | Void | App. Sep 18, 2026 | $140,000 | Change out rooftop HVAC unit |
| COM-2615643 | HVAC / heat pump | Plan Check Wait | App. Jul 22, 2026 | $140,000 | EPC - Change out rooftop HVAC unit |
| COM-2020479 | Remodel / interior alteration | Expired Permit | Iss. Feb 12, 2021 | $315,000 | EXPEDITED - EPC (10-5-5)-CHLLLER REPLACEMENT ROOF TOP(2) : REMOVE AND REPLACE (2) 7,000 LB ROOF TOP AC CHILLERS; |