6700 Benham Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50518, -121.55603
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $770,000 ($678,000–$862,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 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 (+$65,250 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 6, 2018).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 19% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1802977): Pending in review for 8.7 yr (77.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Won-Umeda Residence Addition (170 ft 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 (~$9,228/yr at $770,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$769/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:
- 27,200 sq ft (0.62 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 6700 BENHAM WAY
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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 19% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 27,200 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 19% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 19% of the lot); Zone X: reduced flood risk due to levee (about 81% 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: $678,000 – $862,000 · 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
- Plan revision / deferred submittal (SUB-1802977) (Abandoned)On this parcel
Pending in review for 8.7 yr (77.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Won-Umeda Residence Addition (Entitled)170 ft SE
In "Entitled" for 7.2 yr (since Aug 21, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6572 Harmon Dr ADU Conversion (Entitled)0.26 mi NE
In "Entitled" for 4.8 yr (since Feb 9, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Addition (adds square footage) (RES-1612212) (Finaled)On this parcel
Issued after 3 mo (2.0× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Svistun Built (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Reliable Trades Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); PBC Enterprises (6 in ½ mi · Addition (adds square footage)); Premier Pools Sacramento (5 in ½ mi · Pool / spa); Kitchen Mart (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1804051 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 6, 2018 | $1,542 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| SUB-1802977 | Plan revision / deferred submittal | Abandoned | App. Feb 15, 2018 | $1,542 | EPC Submittal - Remodel of Residential Building - Replace 50 gallon gas water heater |
| RES-1612212 | Addition (adds square footage) | Finaled | Iss. Oct 27, 2016 | $145,000 | ADDITION OF 483 SF TO CREATE MASTER BEDROOM, & HALL WAY - REMODEL TO INCLUDE KITCHEN, BATHROOMS REMOVAL OF INTERIOR WALL… |