6903 Mesa Grande Ct
Sacramento 95828 · Southeast Village · City of Sacramento · Coordinates: 38.50768, -121.42351
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 $459,000 ($404,000–$514,000).
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 7,405 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
- ✓ Documented permitted upgrades (+$17,267 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 30, 2025).
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: New home (0.21 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 (~$5,683/yr at $459,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$474/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03430
- Addresses on lot:
- 6903 MESA GRANDE CT
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 7,405 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: $404,000 – $514,000 · 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
- New home (Entitled)0.21 mi N
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)0.22 mi NW
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).
- 6243 Ring Drive ADU (Entitled)0.36 mi N
In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Hope Baptist Church Ph2 - New Worship Bldg (In review)0.38 mi NW
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: American Home Energy Savers (1 on parcel, 2 in ½ mi · HVAC / heat pump); Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Vitex Innovation (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Dainamic Builders (17 in ½ mi · New single-family home); Diaz Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2520581 | HVAC / heat pump | Finaled | Iss. Sep 30, 2025 | $21,184 | Change-out w/new ducts Split System to Split System (all-electric heat pump). The existing unit shall be removed. The ne… |
| RES-2124039 | Windows / doors / siding | Finaled | Iss. Nov 12, 2021 | $1,300 | Change out 1 window like for like Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. |
| RES-2110737 | Remodel / interior alteration | Finaled | Iss. Jun 2, 2021 | $39,244 | Master Bathroom Remodel. New tile, vanity, tub and fixtures. Centering the drain for new tub. Replacing the floors in th… |