2704 21st Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53334, -121.47848
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 $510,000 ($449,000–$571,000).
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 26,572 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 (+$68,982 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jun 6, 2023).
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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (RES-1823290): Issued after 3 mo (5.6× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.43 mi NE, 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 (~$6,264/yr at $510,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$522/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:
- 26,572 sq ft (0.61 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03365
- Addresses on lot:
- 2704 21ST 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 26,572 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: $449,000 – $571,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.43 mi NE
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.
- Fire alarm / sprinkler (RES-1823290) (Finaled)On this parcel
Issued after 3 mo (5.6× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Fire alarm / sprinkler (RES-1823288) (Finaled)On this parcel
Issued after 3 mo (5.6× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Accessory dwelling unit at 3320 20th Ave (Issued)0.41 mi E
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Green Day Power (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Sr Enterprises (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Cost U Less Construction (4 in ½ mi · Addition (adds square footage)); Nyecon (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2311508 | Plan revision / deferred submittal | Complete | App. Jun 6, 2023 | — | REVISION TO RES-2308307, LAYOUT CHANGE, NOT CHANGE TO EQUIMENT OR PROJECT VALUATION |
| COM-2311507 | Plan revision / deferred submittal | Void | App. Jun 6, 2023 | — | REVISION TO RES-2308307, LAYOUT CHANGE, NO CHANGE TO EQUIPMENT OR PROJECT VALUATION |
| RES-2308307 | Solar / battery storage | Finaled | Iss. May 12, 2023 | $47,538 | 8.8kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker … |
| RES-2308146 | Electrical / panel | Withdrawn | Iss. Apr 25, 2023 |