Parcel Context · Public-Records Property BriefAPN 027-0214-022-0000

6321 Mcmahon Dr

Sacramento 95824 · Fruitridge Manor · City of Sacramento · Coordinates: 38.51997, -121.42993

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 $360,000 ($317,000–$403,000).

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 6,098 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 7, 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: 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: Lemon Hill Apartments (0.3 mi S, 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 (~$4,554/yr at $360,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$380/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:: 6,098 sq ft (0.14 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03014
Addresses on lot:: 6321 MCMAHON DR

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 6,098 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$360,000

Range: $317,000 – $403,000 · Status: Off market

HUD Small Area FMR (ZIP 95824) · FY 2026

Studio $1,400 · 1BR $1,460 · 2BR $1,800 · 3BR $2,400 · 4BR $2,760

ACS 2020–2024 Median Gross Rent (Fruitridge Manor):$1,677±$254

ACS 2020–2024 Median Gross Rent (ZIP 95824):$1,452±$69

Zillow Home Value Index (ZIP 95824, September 2026):$360,704

ACS 2020–2024 Median Home Value (Fruitridge Manor):$357,000±$13,700

ACS 2020–2024 Median Home Value (ZIP 95824):$346,000±$9,234

Nearby Activity (½ mile radius, since November 2024)

8 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 401 total building permits recorded within ½ mile.

New construction3 permits (2 units)
Adds housing (ADU)7 permits (7 units)
Additions & renovations28 permits
Building systems332 permits
Repairs20 permits
Other11 permits

Developments Deserving Closer Investigation & Active Area Builders

Lemon Hill Apartments (Entitled)0.3 mi S
In "Entitled" for 5.5 yr (since May 24, 2021), 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 across 0 permits).
Accessory dwelling unit at 6322 38th Ave (Issued)120 ft N
Active in "Issued" for 5.3 yr (first record Jul 20, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permit to Complete Work Commenced Under Expired permit RES-2007360:ADDITION: EPC - ADDITION OF 228 SQUARE FEET AT FRONT OF HOUSE; FRONT COVERED PATIO @ 28 SF CONVERSION OF AN EXISTING FAMILY ROOM INTO A FORTH BEDROOM. NEW TILE AND FIXTURES AT BATH 1 & M/ BATH. KITCHEN REMODEL. NEW A/C TO BE LOCATED IN THE ATTIC. UPDATE PLUMBING AND ELECTRICAL FIXTURES THROUGHOUT NEW 30 YEAR COMP. ROOFING UPDATE EXISTING WINDOWS; WATER FIXTURES TO BE ENERGY EFFICIENT WITH SMOKE AND CARBON MONOXIDE DETECTORS REQUIRED. SEE REVISION RES-2308460: leave existing roof framing over bedroom one. Omit proposed beam over hallway and bedroom 2. REVISION RES-2622555: See list for full details, floor layout change, revised window/door layout, water heater relocation, updated demo scope, updated title 24." in snapshot Nov 1, 2026.
Accessory dwelling unit at 5817 63rd St (Issued)440 ft NW
Active in "Issued" for 15 mo (first record Aug 12, 2025) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
6320 38th Ave ADU (Entitled)190 ft N
In "Entitled" for 5.3 yr (since Jul 9, 2021), 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: A To Z Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Sears Home Improvement Products (1 on parcel, 1 in ½ mi · Windows / doors / siding); Central Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bethel Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Landon W Roberts Construction (5 in ½ mi · Addition (adds square footage)).

Permit & Project History on This Parcel (4 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2202813	Electrical / panel	Finaled	Iss. Feb 7, 2022	$1,690	E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Replacement weather head/masthead work.
RES-1611742	Roof replacement	Finaled	Iss. Jul 26, 2016	$14,129	E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 16 squares of 50yr Laminated Dimensional Composition. CRRC: 0890-000…
RES-1611702	Roof replacement	Finaled	Iss. Jul 25, 2016	$20,321	Cut-in Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence o…
RES-1610586	Windows / doors / siding	Finaled	Iss. Jul 7, 2016	$15,638	Replace 12 existing windows, same sizes. Trim and sills to match existing, no divided lites or grids, Carbon monoxide …

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 $360,000 ($317,000–$403,000).

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 6,098 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 7, 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: 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: Lemon Hill Apartments (0.3 mi S, 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 (~$4,554/yr at $360,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$380/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 6,098 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$360,000

Range: $317,000 – $403,000 · Status: Off market

HUD Small Area FMR (ZIP 95824) · FY 2026

Studio $1,400 · 1BR $1,460 · 2BR $1,800 · 3BR $2,400 · 4BR $2,760

ACS 2020–2024 Median Gross Rent (Fruitridge Manor):$1,677±$254

ACS 2020–2024 Median Gross Rent (ZIP 95824):$1,452±$69

Zillow Home Value Index (ZIP 95824, September 2026):$360,704

ACS 2020–2024 Median Home Value (Fruitridge Manor):$357,000±$13,700

ACS 2020–2024 Median Home Value (ZIP 95824):$346,000±$9,234

Nearby Activity (½ mile radius, since November 2024)

8 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 401 total building permits recorded within ½ mile.

New construction3 permits (2 units)

Adds housing (ADU)7 permits (7 units)

Additions & renovations28 permits

Building systems332 permits

Repairs20 permits

Other11 permits

Developments Deserving Closer Investigation & Active Area Builders

Lemon Hill Apartments (Entitled)0.3 mi S

In "Entitled" for 5.5 yr (since May 24, 2021), 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 across 0 permits).

Accessory dwelling unit at 6322 38th Ave (Issued)120 ft N

Active in "Issued" for 5.3 yr (first record Jul 20, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permit to Complete Work Commenced Under Expired permit RES-2007360:ADDITION: EPC - ADDITION OF 228 SQUARE FEET AT FRONT OF HOUSE; FRONT COVERED PATIO @ 28 SF CONVERSION OF AN EXISTING FAMILY ROOM INTO A FORTH BEDROOM. NEW TILE AND FIXTURES AT BATH 1 & M/ BATH. KITCHEN REMODEL. NEW A/C TO BE LOCATED IN THE ATTIC. UPDATE PLUMBING AND ELECTRICAL FIXTURES THROUGHOUT NEW 30 YEAR COMP. ROOFING UPDATE EXISTING WINDOWS; WATER FIXTURES TO BE ENERGY EFFICIENT WITH SMOKE AND CARBON MONOXIDE DETECTORS REQUIRED. SEE REVISION RES-2308460: leave existing roof framing over bedroom one. Omit proposed beam over hallway and bedroom 2. REVISION RES-2622555: See list for full details, floor layout change, revised window/door layout, water heater relocation, updated demo scope, updated title 24." in snapshot Nov 1, 2026.

Accessory dwelling unit at 5817 63rd St (Issued)440 ft NW

Active in "Issued" for 15 mo (first record Aug 12, 2025) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.

6320 38th Ave ADU (Entitled)190 ft N

In "Entitled" for 5.3 yr (since Jul 9, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Record #