6501 Elder Creek Rd
Sacramento 95824 · Southeast Village · City of Sacramento · Coordinates: 38.51154, -121.42688
Executive Verdict · Public-Records Synthesis
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $372,000 ($327,000–$417,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-R allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 13 documented municipal building permits on file
On-parcel permit history is indexed through Oct 19, 2026, 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: 0.2% annual chance flood hazard (shaded X))
about 5% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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 (0.31 mi 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 (~$4,691/yr at $372,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$391/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:
- 257,875 sq ft (5.92 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03430
- Addresses on lot:
- 6501 ELDER CREEK RD; 6501 ELDER CREEK RD # 100 # 100; 6501 ELDER CREEK RD # 10 # 10
Zoning & Land Use
R-3-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-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: 0.2% annual chance flood hazard (shaded X) (about 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 95% 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: $327,000 – $417,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)0.31 mi 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).
- Hope Baptist Church Ph2 - New Worship Bldg (In review)0.12 mi W
High-impact scale ($1,029,085 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- New home (Entitled)0.13 mi SE
In "Entitled" for 5.1 yr (since Sep 21, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6 Lopis Ct Detached Accessory Dwelling Unit (Entitled)0.17 mi S
In "Entitled" for 3.8 yr (since Jan 31, 2023), 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: Browns Heating And Air (4 on parcel, 4 in ½ mi · HVAC / heat pump); United Valley (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Ojv Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); All Seasons North Roofing And Waterproofing An Almaz USA Comp (1 on parcel, 1 in ½ mi · Roof replacement); Esco Aire (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623192 | HVAC / heat pump | Issued | Iss. Oct 19, 2026 | $11,945 | LIKE FOR LIKE 3 TON, 14.3 SEER3, R454B, 80% AFUE, GAS SPLIT HVAC SYSTEM CHANGE OUT WITH OUTDOOR CONDENSER LOCATED ON THE… |
| COM-2616669 | HVAC / heat pump | Finaled | Iss. Aug 5, 2026 | $8,375 | LIKE FOR LIKE 2 TON, 14.3 SEER2, R454B, 4OK BTU, 80% AFUE, GAS, HVAC SYSTEM WITH OUTDOOR CONDENSER LOCATED ON THE GROUND… |
| COM-2616403 | HVAC / heat pump | Finaled | Iss. Jul 31, 2026 | $8,375 | HVAC Permit: FOR UNIT 26-Like for like 2 ton, 14.3 SEER2, R454b, 40K BTUs, 80% AFUE, gas , HVAC system with outdoor con… |
| COM-2616401 | HVAC / heat pump | Finaled | Iss. Jul 31, 2026 | $8,375 | LIKE FOR LIKE 2 TON GAS HVAC SYSTEM WITH OUTDOOR CONDENSER LOCATED ON THE GROUND AND INDOOR FURNACE IN CLOSET. CARBON MO… |