2700 Millcreek Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61497, -121.50181
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $633,000 ($557,000–$709,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$81,550 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 2, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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)
- ! Delayed or open permit activity on this parcel
SFR to DUPLEX: Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.25 mi SW, 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 (~$7,666/yr at $633,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$639/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:
- 6,680 sq ft (0.15 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03123
- Addresses on lot:
- 2700 MILLCREEK DR
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 A99) covers all 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 6,680 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 A99) covers all 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $557,000 – $709,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Sutter Greens 2.0 Apartments (Entitled)0.25 mi SW
In "Entitled" for 5.1 yr (since Sep 23, 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 (190 housing units across 0 permits).
- SFR to DUPLEX (Issued)On this parcel
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- Remodel / interior alteration (RES-2419486) (Issued)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (RES-2011656) (Expired Permit)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Imkat Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Titus Builders (145 in ½ mi · Remodel / interior alteration); Adkar (41 in ½ mi · Commercial tenant improvement); Anton Building (17 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2520836 | Plan revision / deferred submittal | Complete | App. Oct 2, 2025 | — | EPC - Revision to RES-2419486: MEP; Changes to address the following inspection correction items: Provide electrical loa… |
| RES-2419486 | Remodel / interior alteration | Issued | Iss. Nov 26, 2024 | $50,000 | EPC - Complete correction items from expired RES-2011656, see attached inspection history, and return to a single family… |
| RES-2011656 | Remodel / interior alteration | Expired Permit | Iss. Nov 2, 2020 | $5,000 | EPC - CONVERT THE EXISTING ADDITION OF 705 sq.ft. WITH PERMIT # RES-1923091 INTO A 2 BEDROOM, 3 BATHROOM DUPLEX ACCORDI… |
| RES-1923091 | Addition (adds square footage) | Finaled |