2733 Harkness St
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.55620, -121.49233
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 $744,000 ($655,000–$833,000).
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 4,792 sq ft lot. Local precedent is active with 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$11,010 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest May 31, 2023).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Mixed Use 5 Story (0.38 mi NE, 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 (~$8,932/yr at $744,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$744/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2733 HARKNESS 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 4,792 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: $655,000 – $833,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Mixed Use 5 Story (Entitled)0.38 mi NE
In "Entitled" for 7.1 yr (since Oct 23, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (47 housing units, $11,609,000 declared valuation across 3 permits).
- New home at 2132 Marshall Way (Issued)0.4 mi SE
Active in "Issued" for 15 mo (first record Aug 1, 2025) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $805,000 declared valuation across 2 permits).
- Accessory dwelling unit at 2651 17th St (Entitled)0.15 mi N
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).
- Accessory dwelling unit at 1715 Burnett Way (Entitled)0.32 mi N
In "Entitled" for 2 yr (since Nov 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: Connected Technology (3 on parcel, 23 in ½ mi · Remodel / interior alteration); Lcm Builders (2 on parcel, 2 in ½ mi · HVAC / heat pump); United Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Affordable Trenchless And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2310928 | Electrical / panel | Finaled | Iss. May 31, 2023 | $1,020 | ADD NEW 50 AMP CIRCUIT AND RUN APPROXIMATELY 35' 6/3 NMB WIRE TO NEW JUNCTION. Carbon monoxide & Smoke alarms required. … |
| RES-2309466 | Plumbing / water heater / sewer | Finaled | Iss. May 10, 2023 | $5,000 | Change-out installation of Gas - 050 gallon to Electric - 066 gallon, located inside building, screening not required. |
| RES-2307793 | Electrical / panel | Finaled | Iss. Apr 20, 2023 | $3,570 | E-Permit: existing panel 100 Amps - Overhead service, rewiring 600 sq ft. |
| RES-2307233 | Remodel / interior alteration | Finaled | Iss. Apr 20, 2023 | $1,952 | Add new GFCI protected 40 amp circuit and run approximately 50’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to new N… |
| RES-2124936 |