6502 Sun River Dr
Sacramento 95828 · Glen Elder · City of Sacramento · Coordinates: 38.50797, -121.41371
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $513,000 ($451,000–$575,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,197 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2016, 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))
all 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: Mandolin Estates (0.23 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 (~$6,298/yr at $513,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$525/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:
- 12,197 sq ft (0.28 ac)
- Assessor use:
- Residential · Two Family · 2 Single Family Units
- Tax rate area:
- 03430
- Addresses on lot:
- 6502 SUN RIVER DR; 7620 VALLECITOS WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 12,197 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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) (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: $451,000 – $575,000 · Status: Off market
HUD Small Area FMR (ZIP 95828) · FY 2026
Studio $1,630 · 1BR $1,710 · 2BR $2,100 · 3BR $2,800 · 4BR $3,220
Developments Deserving Closer Investigation & Active Area Builders
- Mandolin Estates (Entitled)0.23 mi E
In "Entitled" for 6 yr (since Nov 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (13 housing units, 13 deed-restricted affordable across 0 permits).
- 7-Eleven on Elder Creek Rd (Fee estimate)0.32 mi NE
In "Fee estimate" for 4.6 yr (since Apr 18, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,400,000 declared valuation across 1 permit).
- Accessory dwelling unit at 7615 50th Ave (Entitled)200 ft SW
In "Entitled" for 4 yr (since Nov 22, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Custom Home (Entitled)0.2 mi NW
In "Entitled" for 2.6 yr (since Apr 11, 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: Kevin Fong (2 on parcel, 2 in ½ mi · Electrical / panel); Habitat For Humanity Of Greater Sacramento (11 in ½ mi · New single-family home); Sach And Ro Construction (4 in ½ mi · Demolition); B Line Construction (3 in ½ mi · Remodel / interior alteration); Johnson Controls Fire Protection (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1614934 | Electrical / panel | Expired Permit | Iss. Sep 16, 2016 | $2,000 | AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, Replacement weather head/masthead work, main… |
| RES-1516644 | New single-family home | Finaled | Iss. Jul 21, 2016 | $316,977 | Second Dwelling Unit. New SFR 2560 square feet of habitable space, 459 sq ft garage, and 235 sq ft of patio/porch. |
| RES-1605437 | Other | Expired Permit | Iss. Apr 11, 2016 | $1,000 | Remove existing non-permitted or approved patio cover, located along SW corner of existing residence. |