6870 13th St
Sacramento 95831 · South Land Park · City of Sacramento · Coordinates: 38.50180, -121.51653
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $709,000 ($624,000–$794,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,761 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$35,410 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 13, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in South Land Park
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
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)
- ! Year 1 Prop 13 tax reset (~$8,533/yr at $709,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$711/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:
- 11,761 sq ft (0.27 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 6870 13TH ST
Zoning & Land Use
R-1-EA-4 — 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 11,761 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 06067C0170H, 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: $624,000 – $794,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Premier Pools (2 on parcel, 9 in ½ mi · Pool / spa); Bell Brothers Heating And Air (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Cool Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Stuart James Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2302566 | Remodel / interior alteration | Finaled | Iss. Feb 13, 2023 | $2,500 | Add 1 50 amp/240 volt outlet in garage. Add 1 30 amp disconnect for H2O heater. Add 1 30 AMP exterior disconnect. Add 3 … |
| RES-2300922 | Electrical / panel | Finaled | Iss. Jan 17, 2023 | $4,625 | E-Permit: existing panel 125 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| RES-2223167 | HVAC / heat pump | Finaled | Iss. Oct 31, 2022 | $17,778 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2214424 | Plumbing / water heater / sewer | Finaled | Iss. Jul 11, 2022 | $3,500 | AA: Drain Line replacement or repair, 8 L.F. Minor drain repipe/2way cleanout. Location: front yard/under home. Length: … |