6304 Lemon Hill Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51546, -121.42945
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $547,000 ($465,000–$629,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 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 (+$145,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (45 total permits, latest Sep 10, 2026).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (COM-2507070): Issued after 5 mo (3.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Lemon Hill Apartments (460 ft NE, 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 (~$6,686/yr at $547,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$557/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:
- 70,567 sq ft (1.62 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03370
- Addresses on lot:
- 6111 63RD ST; 6115 63RD ST; 6115 63RD ST # 10 # 10
Zoning & Land Use
R-3 — 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-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: $465,000 – $629,000 · 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)
11 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 319 total building permits recorded within ½ mile.
- New construction10 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)460 ft NE
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).
- Addition (adds square footage) (COM-2507070) (Finaled)On this parcel
Issued after 5 mo (3.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Addition (adds square footage) (COM-2507069) (Finaled)On this parcel
Issued after 5 mo (3.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Addition (adds square footage) (COM-2507068) (Finaled)On this parcel
Issued after 5 mo (3.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Community Resource Project (23 on parcel, 23 in ½ mi · Windows / doors / siding); Landon W Roberts Construction (5 on parcel, 5 in ½ mi · Addition (adds square footage)); Esco Aire (4 on parcel, 4 in ½ mi · HVAC / heat pump); Pacific West Electric (3 on parcel, 3 in ½ mi · Electrical / panel); Edvantage Solutions (3 on parcel, 3 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (45 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620027 | Roof replacement | Issued | Iss. Sep 10, 2026 | $19,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 18 squares of PVC Single Ply. CRRC: 0738-0002 |
| COM-2611309 | Roof replacement | Finaled | Iss. Jun 2, 2026 | $18,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 18 squares of PVC Single Ply. CRRC: 0676-0088 |
| COM-2607310 | Roof replacement | Finaled | Iss. Apr 14, 2026 | $19,000 | REMOVING AND REPLACE EXISITING ROOF 18 SQ WITH LIKE FOR LIKE MATERIAL, TPO, 1 LAYER. IN-PROGRESS INSPECTION REQUIRED IF … |
| COM-2603385 | Roof replacement | Finaled | Iss. Feb 20, 2026 | $29,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 22 squares of TPO Single Ply. CRRC: 0676-0001 |