643 Fairgrounds Dr
Sacramento 95817 · Fairgrounds · City of Sacramento · Coordinates: 38.54820, -121.44176
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $506,000 ($445,000–$567,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 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 (+$40,359 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 28, 2024).
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
Addition (adds square footage) (COM-1708171): Issued after 3 mo (2.2× 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: Accessory dwelling unit at 5317 V St (0.33 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 (~$6,218/yr at $506,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$518/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:
- 12,299 sq ft (0.28 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 643 FAIRGROUNDS DR; 643 FAIRGROUNDS DR # 13 # 13; 643 FAIRGROUNDS DR # 14 # 14
Zoning & Land Use
R-3 — 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: $445,000 – $567,000 · 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)0.33 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.
- Addition (adds square footage) (COM-1708171) (Finaled)On this parcel
Issued after 3 mo (2.2× 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).
- New home at 2951 57th St (Issued)0.17 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 5912 2nd Ave (Issued)0.34 mi NE
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: River City Restoration (2 on parcel, 7 in ½ mi · Addition (adds square footage)); Sacramento Construction And Electrical (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Elite Power (1 on parcel, 1 in ½ mi · Electrical / panel); Reynen And Bardis Homes (47 in ½ mi · New single-family home); Yancey (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2406620 | Electrical / panel | Withdrawn | App. Mar 28, 2024 | $3,000 | INSTALL NEW SUMP PUMP AND DEHUMIDIFIER. INSTALL 2 NEW 20 AMP CIRCUIT BREAKERS, DISCONNECT SWITCHED AND GFCI OUTLET. |
| COM-2322655 | Fire alarm / sprinkler | Finaled | Iss. Oct 24, 2023 | $60,000 | Bathroom/Kitchen Remodel Permit: Build back bathroom & kitchen. Provide and install smoke detectors and carbon monoxid… |
| COM-2322236 | Windows / doors / siding | Finaled | Iss. Oct 24, 2023 | $160,000 | Windows/Siding Permit: Replace (22) windows; new construction, single-hung; dual pane; low-e; tempered glass; w/ screens… |
| COM-1808141 | Windows / doors / siding | Finaled | Iss. May 2, 2018 | $5,700 | REPLACE T1-11 SIDING LIKE FOR LIKE UNITS 13-28. SIDING ON BALCONY WALL |
| COM-1708171 |