6651 Sunset Bluffs St
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.43930, -121.42532
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 $708,000 ($623,000–$793,000).
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 6,130 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$178,110 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
New home at 6651 Sunset Bluffs St: Active in "Issued" for 3 yr (first record Nov 29, 2023) with no new permit activity recorded in 2.6 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Fee Estimate (0.36 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 (~$8,521/yr at $708,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$710/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:
- 6,130 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6651 SUNSET BLUFFS ST; 6655 SUNSET BLUFFS ST
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 6,130 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0308H, 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: $623,000 – $793,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
- Bruceville Fee Estimate (Entitled)0.36 mi E
In "Entitled" for 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
- Ventris Place (Entitled)0.36 mi NW
In "Entitled" for 3.2 yr (since Sep 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (37 housing units across 0 permits).
- New home at 6651 Sunset Bluffs St (Issued)On this parcel
Active in "Issued" for 3 yr (first record Nov 29, 2023) with no new permit activity recorded in 2.6 yr.
- 6651 Sunset Bluffs St. New SFR (Entitled)60 ft S
In "Entitled" for 5.1 yr (since Oct 15, 2021), 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: Cms Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Freedom Forever Northern California (1 on parcel, 1 in ½ mi · Solar / battery storage); Syncon Homes Of California (60 in ½ mi · New single-family home); Connected Technology (6 in ½ mi · Remodel / interior alteration); Ar Mays Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623723 | Solar / battery storage | Issued | Iss. Oct 22, 2026 | $45,000 | Reviewed by SolarApp+ 5.7kw Solar PV System, 13.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2519406 | Solar / battery storage | Expired Permit | Iss. Oct 23, 2025 | $42,382 | 9.43kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). |
| RES-2404681 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Sep 19, 2024 | $135,000 | EPC - Build new 1 bed, 1 bath 556 sf detached ADU with 23 sf porch. Fire Sprinklers. Solar Exempt. Carbon monoxide &… |