6450 Lemon Hill Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51550, -121.42798
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 $402,000 ($342,000–$462,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 15, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Lemon Hill Apartments (170 ft N, 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 (~$5,033/yr at $402,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$419/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:
- 60,113 sq ft (1.38 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03370
- Addresses on lot:
- 6450 LEMON HILL AVE
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: $342,000 – $462,000 · 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)
12 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 321 total building permits recorded within ½ mile.
- New construction11 permits (3 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)170 ft N
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).
- Accessory dwelling unit at 6322 38th Ave (Issued)0.35 mi N
Active in "Issued" for 5.3 yr (first record Jul 20, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permit to Complete Work Commenced Under Expired permit RES-2007360:ADDITION: EPC - ADDITION OF 228 SQUARE FEET AT FRONT OF HOUSE; FRONT COVERED PATIO @ 28 SF CONVERSION OF AN EXISTING FAMILY ROOM INTO A FORTH BEDROOM. NEW TILE AND FIXTURES AT BATH 1 & M/ BATH. KITCHEN REMODEL. NEW A/C TO BE LOCATED IN THE ATTIC. UPDATE PLUMBING AND ELECTRICAL FIXTURES THROUGHOUT NEW 30 YEAR COMP. ROOFING UPDATE EXISTING WINDOWS; WATER FIXTURES TO BE ENERGY EFFICIENT WITH SMOKE AND CARBON MONOXIDE DETECTORS REQUIRED. SEE REVISION RES-2308460: leave existing roof framing over bedroom one. Omit proposed beam over hallway and bedroom 2. REVISION RES-2622555: See list for full details, floor layout change, revised window/door layout, water heater relocation, updated demo scope, updated title 24." in snapshot Nov 1, 2026.
- New duplex at 6130 Lemon Hill Ave (Fee estimate)0.28 mi W
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).
- Hope Baptist Church Ph2 - New Worship Bldg (In review)0.31 mi S
High-impact scale ($1,029,085 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2126314 | New multifamily / condos / mixed-use | Expired Application | App. Dec 15, 2021 | $3,200,000 | MULTI-FAMILY HOUSING - EPC - SHARED PLANS - (1) 2-story 10-unit 12,172 sf Type-VB apartment Building 1 with ground floor… |
| COM-2126313 | New multifamily / condos / mixed-use | Expired Application | App. Dec 15, 2021 | $2,800,000 | EPC - SHARED PLANS - (1) 2-story 10-unit 12,172 sf Type-VB apartment Building 1 with ground floor office, laundry & bike… |
| RES-1920263 | Demolition | Finaled | Iss. Oct 18, 2019 | $20,000 | Demolition (3) garages/ sheds) Fire damage , no new/ remodel construction approved or allowed with this permit |