2787 13th St
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.55496, -121.50000
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 $759,000 ($668,000–$850,000).
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 7,405 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 17, 2025, 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 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: Accessory dwelling unit at 870 Swanston Dr (0.34 mi W, applied). 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 (~$9,103/yr at $759,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$759/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2787 13TH ST
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 7,405 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: $668,000 – $850,000 · 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
Nearby Activity (½ mile radius, since November 2024)
26 active or recent development projects (27 housing units across completed, permitted, and pipeline stages) and 1,011 total building permits recorded within ½ mile.
- New construction5 permits
- Adds housing (ADU)23 permits (24 units)
- Demolition8 permits
- Additions & renovations157 permits
- Building systems764 permits
- Repairs16 permits
- Other38 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.34 mi W
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 657 Swanston Dr (Issued)0.48 mi W
Active in "Issued" for 16 mo (first record Jul 21, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- 1172 4th Ave ADU (Entitled)240 ft W
In "Entitled" for 5.2 yr (since Aug 18, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1285 Marian Way Detached ADU (Entitled)0.2 mi S
In "Entitled" for 4.4 yr (since Jun 17, 2022), 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: Rightway Plumbing Sewer And Drain Services (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Brower Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Abrahams Construction (49 in ½ mi · Remodel / interior alteration); Connected Technology (25 in ½ mi · Remodel / interior alteration); Premier Pools (23 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2515030 | Plumbing / water heater / sewer | Finaled | Iss. Jul 17, 2025 | $5,000 | E-Permit: Water Re-pipe, 80 L.F. |
| RES-2514121 | Plumbing / water heater / sewer | Finaled | Iss. Jul 7, 2025 | $10,659 | E-Permit: Sewer Service replacement or repair, Trenchless 75 L.F. |
| RES-1820125 | Plumbing / water heater / sewer | Finaled | Iss. Oct 15, 2018 | $2,000 | E-Permit: Gas Line replacement, repair, or new leg, 20 L.F. |