2511 23rd Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53256, -121.48120
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 $401,000 ($353,000–$449,000).
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 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$12,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 22, 2026).
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: New home at 2670 23rd Ave (0.14 mi E, fee estimate). 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 (~$5,021/yr at $401,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 03365
- Addresses on lot:
- 2511 23RD 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 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: $353,000 – $449,000 · 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
- New home at 2670 23rd Ave (Fee estimate)0.14 mi E
In "Fee estimate" for 10.6 yr (since Mar 30, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.18 mi NW
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).
- Americawest Executive Office (In review)0.48 mi N
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).
- New home at 2580 26th Ave (Entitled)0.3 mi S
In "Entitled" for 4 yr (since Nov 7, 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: Modern Edison (1 on parcel, 2 in ½ mi · Electrical / panel); V And T Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Vent Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Atticman Heating And Air Conditioning Insulation (1 on parcel, 1 in ½ mi · Roof replacement); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2615650 | Roof replacement | Finaled | Iss. Jul 22, 2026 | $15,617 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2508043 | Electrical / panel | Finaled | Iss. Apr 23, 2025 | $11,000 | Electrical Permit: Rewire knob and tube devise locations. Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| RES-1713403 | Roof replacement | Finaled | Iss. Jul 26, 2017 | $3,450 | Tear Off - No, Resheet - No, 1 layer(s), 22 squares of 30yr Laminated Dimensional Composition. In-progress inspection re… |
| RES-1700148 | Remodel / interior alteration | Finaled | Iss. Jan 4, 2017 | $35,000 | EXPEDITED - complete kitchen remodel, complete bathroom remodel, adding new bathroom, installing recessed lighting, … |