6000 Lemon Hill Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51476, -121.43513
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $375,000 ($319,000–$431,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Sep 4, 2024).
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 (0.4 mi E, 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 (~$4,725/yr at $375,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$394/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:
- 207,781 sq ft (4.77 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03370
- Addresses on lot:
- 6000 LEMON HILL AVE; 6000 LEMON HILL AVE # 10101 # 10101; 6000 LEMON HILL AVE # 10102 # 10102
Zoning & Land Use
R-2B-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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 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)
Range: $319,000 – $431,000 · 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
Nearby Activity (½ mile radius, since November 2024)
10 active or recent development projects (22 housing units across completed, permitted, and pipeline stages) and 223 total building permits recorded within ½ mile.
- New construction12 permits (34 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)0.4 mi E
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).
- 6145 Stockton Blvd Coffee Shop Estimate (Fee estimate)480 ft W
In "Fee estimate" for 7.7 yr (since Mar 5, 2019), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- New duplex at 6130 Lemon Hill Ave (Fee estimate)0.13 mi NE
In "Fee estimate" for 9.2 yr (since Aug 21, 2017), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home at 6128 Dias Ave (Entitled)0.24 mi SE
In "Entitled" for 2.7 yr (since Feb 20, 2024), 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: United Valley (17 on parcel, 17 in ½ mi · Plumbing / water heater / sewer); Graves 7 (6 on parcel, 6 in ½ mi · Plumbing / water heater / sewer); Rod Read And Sons (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Landon W Roberts Construction (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (26 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2419626 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 4, 2024 | $4,797 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| COM-1902532 | Plumbing / water heater / sewer | Finaled | Iss. Feb 12, 2019 | $2,240 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |
| COM-1902529 | Plumbing / water heater / sewer | Finaled | Iss. Feb 12, 2019 | $2,240 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |
| COM-1902526 | Plumbing / water heater / sewer | Finaled | Iss. Feb 12, 2019 | $2,240 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |