6646 18th Ave
Sacramento 95820 · Colonial Manor · City of Sacramento · Coordinates: 38.53592, -121.42692
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 $390,000 ($343,000–$437,000).
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 5,280 sq ft lot. Local precedent is active with 13 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Mar 30, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: 4360 63rd Street / New Building Club House (0.26 mi W, entitled). 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 (~$4,896/yr at $390,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$408/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:
- 5,280 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03016
- Addresses on lot:
- 6646 18TH 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 5,280 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0195H, 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: $343,000 – $437,000 · 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)
22 active or recent development projects (50 housing units across completed, permitted, and pipeline stages) and 599 total building permits recorded within ½ mile.
- New construction21 permits (17 units)
- Adds housing (ADU)19 permits (20 units)
- Demolition1 permit
- Additions & renovations38 permits
- Building systems488 permits
- Repairs14 permits
- Other18 permits
Developments Deserving Closer Investigation & Active Area Builders
- 4360 63rd Street / New Building Club House (Entitled)0.26 mi W
In "Entitled" for 3.3 yr (since Jul 20, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units, $91,969 declared valuation across 7 permits).
- South East Tahoe Park (Entitled)0.34 mi SW
In "Entitled" for 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 4401 65th St (In review)470 ft SW
In "In review" for 7 mo (since Apr 28, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- SB9 6400 18th AVE (Entitled)0.15 mi W
In "Entitled" for 17 mo (since Jun 26, 2025), 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: Lomax Home Improvement (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · Roof replacement); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Caldwell Construction (8 in ½ mi · Remodel / interior alteration); Pacific Coast Investments (6 in ½ mi · Demolition).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2206752 | Remodel / interior alteration | Finaled | Iss. Mar 30, 2022 | $750 | EXPEDITED - EOTC Door- Adding exterior door to rear of house. Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-2118738 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 27, 2021 | $8,250 | Remodel Kitchen: R/R cabinets, counters, plumbing and electrical fixtures, appliances. Remove small part of non-bearing … |
| RES-2010569 | Plumbing / water heater / sewer | Finaled | Iss. Jun 22, 2020 | $887 | AA: Gas Line replacement, repair, or new leg, 50 L.F. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R… |
| RES-1920156 | New garage / accessory structure | Finaled | Iss. Nov 20, 2019 | $80,000 | New Unconditioned Detached Garage, 520 sf with electrical and plumbing. |
| RES-1822297 | Plumbing / water heater / sewer | Finaled | Iss. Nov 19, 2018 | $4,350 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-1815543 | Roof replacement | Finaled | Iss. Aug 13, 2018 | $11,500 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |