6950 21st Ave
Sacramento 95820 · City of Sacramento · Coordinates: 38.53121, -121.42354
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 $494,000 ($420,000–$568,000).
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 165,092 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 (+$99,110 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Oct 5, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2120089): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: South East Tahoe Park (0.32 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 (~$6,082/yr at $494,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$507/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:
- 165,092 sq ft (3.79 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03014
- Addresses on lot:
- 6950 21ST AVE; 6950 21ST AVE # 1 # 1; 6950 21ST AVE # 2 # 2
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Public/Quasi-Public
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 165,092 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 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: $420,000 – $568,000 · 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)
19 active or recent development projects (18 housing units across completed, permitted, and pipeline stages) and 487 total building permits recorded within ½ mile.
- New construction16 permits (11 units)
Developments Deserving Closer Investigation & Active Area Builders
- South East Tahoe Park (Entitled)0.32 mi W
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).
- Remodel / interior alteration (COM-2120089) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-2116367) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-2003513) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Dwayne Nash Industries (1 on parcel, 1 in ½ mi · Roof replacement); Ericsson (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kcn Communications (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Crown Castle USA (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Summit Comm (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622112 | Roof replacement | Applied | App. Oct 5, 2026 | $92,591 | MIDDLE BUILDING #2; OVERLAY WITH 1 LAYER OF WHITE JM 60 MIL SINGLE PLY ROOFING OVER 1/2" SEPERATORR OVER EXISTING SHINGL… |
| COM-2604642 | HVAC / heat pump | Issued | Iss. Apr 17, 2026 | $21,721 | EPC - Like for like change out of heat pump, heat strip, and exhaust ventilation using existing ducting. Installation of… |
| COM-2413041 | Remodel / interior alteration | Finaled | Iss. Jul 22, 2024 | $25,000 | EPC - A modification of an existing Verizon Wireless unmanned telecommunication facility consisting of: Installing two n… |
| COM-2301619 | Remodel / interior alteration | Expired Application | App. Jan 27, 2023 | $25,000 | EPC - Installing (2) Microwave dishes on mounts on the shelter rooftop |