2847 San Luis Ct
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.55639, -121.50940
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 $827,000 ($728,000–$926,000).
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 5,663 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
- ✓ Documented permitted upgrades (+$147,591 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 20, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper 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 (0.2 mi SE, 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 (~$9,878/yr at $827,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$823/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2847 SAN LUIS CT
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 5,663 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 06067C0170H, 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: $728,000 – $926,000 · 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
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.2 mi SE
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.
- 29SC Maven V Apartments (Entitled)0.47 mi N
In "Entitled" for 4.5 yr (since May 19, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (252 housing units across 0 permits).
- Accessory dwelling unit at 826 8th Ave (Applied)0.48 mi S
In "Applied" for 7 mo (since Apr 29, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 657 Swanston Dr (Issued)410 ft SE
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.
Entity-resolved builders & contractors in ½ mile: Anchored Tiny Homes (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Lee And Contractors (2 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Calafia Construction (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Bardis Homes (89 in ½ mi · New duplex / half-plex); Connected Technology (19 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512976 | Plan revision / deferred submittal | Complete | App. Jun 20, 2025 | — | EPC - REVISION TO RES-2421746: Notation regarding fire rated separation assembly has been removed from the plans. |
| RES-2508177 | Plan revision / deferred submittal | Complete | App. Apr 23, 2025 | — | EPC - Reduction of scope for RES-2421746. Remove ADU from scope of work. Remove 2nd address. Revise scope to partially … |
| RES-2421746 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Oct 11, 2024 | $139,500 | Change in Permit Holder from RES-2408151 to RES-2421746 - Original Scope: EPC -Converting Exiting Detached Garage to 1 b… |
| RES-2408151 | Accessory dwelling unit (new or conversion) |