2663 Truxel Rd
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61384, -121.49920
Executive Verdict · Public-Records Synthesis
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $452,000 ($398,000–$506,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 57 documented municipal building permits on file
On-parcel permit history is indexed through Jul 29, 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 (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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.33 mi W, 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 429,937 sq ft (9.87 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 1601 W EL CAMINO AVE; 1601 W EL CAMINO AVE # 105 # 105; 1601 W EL CAMINO AVE # 106 # 106
Zoning & Land Use
R-3-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
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 06067C0176J, 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: $398,000 – $506,000 · 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)0.33 mi W
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).
- 2770 Truxel Rd ADU (Entitled)0.18 mi NE
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- SFR to DUPLEX (Issued)0.16 mi NW
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- New home at 2519 Reiner Way (Issued)0.48 mi E
Active in "Issued" for 7.6 yr (first record Apr 3, 2019) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Nor Cal Climate Control (16 on parcel, 16 in ½ mi · HVAC / heat pump); Kevin Lv Smith (8 on parcel, 8 in ½ mi · Plumbing / water heater / sewer); Graves 7 (6 on parcel, 6 in ½ mi · Plumbing / water heater / sewer); Placer County Plumbing (5 on parcel, 5 in ½ mi · Plumbing / water heater / sewer); Ati Restoration (3 on parcel, 3 in ½ mi · Repair tied to a housing/code case).
Permit & Project History on This Parcel (57 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615574 | HVAC / heat pump | Issued | Iss. Jul 29, 2026 | $8,000 | HVAC Permit: FOR #14-Remove and replace like for like split HP HVAC system.The existing unit shall be removed. The new … |
| COM-2518720 | Fire alarm / sprinkler | Finaled | Iss. Sep 15, 2025 | $4,540 | EPC - THE SCOPE OF THIS PROJECT IS TO REPLACE LIKE FOR LIKE EXISTING FIRE PANEL WITH NEW IDENTICAL FIRE ALARM PANEL FOR… |
| COM-2516291 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 25, 2025 | $5,000 | Plumbing Permit: Unit #53 Remove and replace tub in the bathroom. Water conserving fixtures are required to be installe… |
| COM-2517204 | Fire alarm / sprinkler | Finaled | Iss. Aug 22, 2025 | $4,540 | EPC - THE SCOPE OF THIS PROJECT IS TO REPLACE (LIKE-FOR-LIKE) THE EXISTING, (FAILING) LOCAL FIRE ALARM PANEL. THERE IS N… |