2291 Glen Ellen Cir
Sacramento 95822 · Airport · City of Sacramento · Coordinates: 38.51703, -121.48565
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 $453,000 ($399,000–$507,000).
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 7,841 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$23,100 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 26, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Airport
10 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#91 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Airport)
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 (RES-2122896): 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2610 45th Ave (0.49 mi SE, issued). 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 (~$5,614/yr at $453,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$468/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03015
- Addresses on lot:
- 2291 GLEN ELLEN CIR
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 7,841 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 06067C0190H, 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: $399,000 – $507,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (RES-2122896) (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).
- Accessory dwelling unit at 2610 45th Ave (Issued)0.49 mi SE
Active in "Issued" for 19 mo (first record Apr 22, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 5892 28th St (In review)0.47 mi E
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "257435.4" in snapshot Nov 1, 2026.
- Micro Community Project - City Facility Project - 25th Street (In review)0.48 mi SE
High-impact scale (27 housing units, $950,353 declared valuation across 1 permit). issued_date changed to "2026-10-15" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Allen And Shoup Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Love And Care Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Genesis Quality Construction (4 in ½ mi · New single-family home); Yancey (4 in ½ mi · Remodel / interior alteration); Mobile Homes Plus (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2517938 | HVAC / heat pump | Finaled | Iss. Aug 26, 2025 | $10,300 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-2122896 | Remodel / interior alteration | Finaled | Iss. Jan 7, 2022 | $50,000 | EPC - Master bath remodel, Kitchen remodel, remove two interior bearing lines and replace with beams, flush with ceiling… |