2481 Wilmington Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53783, -121.48134
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 $419,000 ($369,000–$469,000).
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 7,841 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$15,074 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 31, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Franklin Blvd Mixed Use Bldg A and Site Work (0.36 mi E, 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 (~$5,227/yr at $419,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$436/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03363
- Addresses on lot:
- 2481 WILMINGTON AVE
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 7,841 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: $369,000 – $469,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
18 active or recent development projects (20 housing units across completed, permitted, and pipeline stages) and 476 total building permits recorded within ½ mile.
- New construction5 permits (14 units)
- Adds housing (ADU)14 permits (16 units)
- Demolition3 permits
- Additions & renovations45 permits
- Building systems370 permits
- Repairs12 permits
- Other27 permits
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.36 mi E
In "In review" for 4.1 yr (since Sep 29, 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 (4 housing units, $590,212 declared valuation across 4 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Americawest Executive Office (In review)0.16 mi NW
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
- 4100 Arlington Ave ADU (Entitled)0.11 mi E
In "Entitled" for 4.9 yr (since Dec 21, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.28 mi SW
In "Entitled" for 4 yr (since Nov 18, 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: Scott Cummins Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Keystone Building Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Black Pine Builders (83 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522654 | Remodel / interior alteration | Finaled | Iss. Oct 31, 2025 | $18,550 | "1.- Remodel Master and hallway bathrooms. 2.- Re-piping water supply lines with PEX-A, approximately 200 linear feet." … |
| RES-2101372 | Roof replacement | Finaled | Iss. Jan 22, 2021 | $11,940 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-1812697 | Plumbing / water heater / sewer | Finaled | Iss. Jul 3, 2018 | $4,595 | E-Permit: Water Service replacement or repair, 30 L.F. Water Re-pipe, 30 L.F. |
| RES-1718870 | Roof replacement | Finaled | Iss. Oct 12, 2017 | $20,000 | Re-roof house and detached garage. Reroof. Tear off, install 28 squares of 30 yr laminated dimensional composition roof… |
| RES-1714669 | Remodel / interior alteration | Finaled | Iss. Aug 14, 2017 | $15,000 | kitchen remodel including: cabinets, counter, appliances, flooring, plumbing and electrical fixtures. New can lights in … |