6270 Elder Creek Rd
Sacramento 95824 · City of Sacramento · Coordinates: 38.50984, -121.43051
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $402,000 ($342,000–$462,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 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
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Aug 20, 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
- ! FEMA Special Flood Hazard Area (AE, about 2% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Lemon Hill Apartments (0.44 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 (~$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:
- 98,010 sq ft (2.25 ac)
- Assessor use:
- Church / Welfare · Private School · Non-Exempt
- Tax rate area:
- 03370
- Addresses on lot:
- 6270 ELDER CREEK RD
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 2% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 98,010 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 2% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 2% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 98% 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)
9 active or recent development projects (20 housing units across completed, permitted, and pipeline stages) and 207 total building permits recorded within ½ mile.
- New construction12 permits (32 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)0.44 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).
- Wellspace Health MHRC (Stockton Blvd) - Rehab Center Bldg & Site (Issued)0.43 mi SW
Active in "Issued" for 14 mo (first record Sep 25, 2025) with no new permit activity recorded in 7 mo. High-impact scale ($20,000,000 declared valuation across 2 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Extended Stay Hotel on Stockton Blvd (Issued)0.33 mi SW
Active in "Issued" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale ($3,610,736 declared valuation across 11 permits).
- Hope Baptist Church Ph2 - New Worship Bldg (In review)0.12 mi NE
High-impact scale ($1,029,085 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Hue And Cry (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Fuesz Mechanical Heating And Cooling (1 on parcel, 1 in ½ mi · Roof replacement); Delta Electric (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Rdb Construction Consulting (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Dainamic Builders (29 in ½ mi · New single-family home).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617902 | Roof replacement | Issued | Iss. Aug 20, 2026 | $119,000 | HVAC Changeout of all indoor and outdoor equipment. 7 5-Ton units and 2 2-Ton units to be replaced. : Roof top installa… |
| COM-2112434 | Commercial tenant improvement | Finaled | Iss. Aug 4, 2021 | $36,000 | EPC - Remodel to include: construction of new ceiling height partitions to create a new office on the second floor of th… |
| COM-2111942 | Fire alarm / sprinkler | Finaled | Iss. Aug 4, 2021 | $4,181 | EPC - Adding new addressable detection & notification devices to buildings existing fire alarm system due to 2nd level T… |
| COM-2105811 | Plan revision / deferred submittal | Complete | App. Mar 19, 2021 | — | EPC - Revision to Com-2019418. Revise fire sprinkler plan to match field conditions. |