6140 Gloria Dr
Sacramento 95831 · South Land Park · City of Sacramento · Coordinates: 38.51548, -121.51901
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $727,000 ($640,000–$814,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 8, 2021).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-1712088): Issued after 3 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 6240 S Land Park Drive (0.25 mi SE, 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 (~$8,738/yr at $727,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$728/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:
- 67,518 sq ft (1.55 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03064
- Addresses on lot:
- 6140 GLORIA DR; 6140 GLORIA DR # 10 # 10; 6140 GLORIA DR # 1 # 1
Zoning & Land Use
R-2A — Multi-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-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
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: $640,000 – $814,000 · 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
- Remodel / interior alteration (COM-1712088) (Finaled)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).
- 6240 S Land Park Drive (Entitled)0.25 mi SE
In "Entitled" for 6.5 yr (since May 14, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Secondary Dwelling Unit (Entitled)0.28 mi E
In "Entitled" for 7.5 yr (since May 28, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.37 mi E
In "Entitled" for 7.3 yr (since Jul 12, 2019), 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: R Box Plumbing (1 on parcel, 1 in ½ mi · Roof replacement); Jad Constructon (30 in ½ mi · Addition (adds square footage)); Custom Design Kitchen And Bath (17 in ½ mi · Commercial tenant improvement); Premier Pools (11 in ½ mi · Pool / spa); Ak Developers (10 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2123724 | Roof replacement | Expired Permit | Iss. Nov 8, 2021 | $7,915 | Units 13-16: Replacing 4 Dedicated 3/4" Gas Lines from Meter to Existing HVAC Units on Roof with a Max Run of 92'. |
| COM-1810982 | Plumbing / water heater / sewer | Finaled | Iss. Jun 11, 2018 | $5,000 | Replace 160ft of existing gas line. |
| COM-1712088 | Remodel / interior alteration | Finaled | Iss. Sep 26, 2017 | $42,500 | install 6' tall steel fencing on property and two motorized electronic gates at existing housing community. |
| COM-1706674 | Roof replacement | Finaled | Iss. Apr 26, 2017 | $1,750 | (Bldg 1 - Unit 3) Gas line replacement ( 30 feet +/- ) from meter to the roof top HVAC unit. Carbon monoxide & Smoke … |
| COM-1601371 |