2660 Stonecreek Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61394, -121.49224
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $700,000 ($616,000–$784,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$248,470 contributory est.)
Public building records show issued construction/renovation work on this parcel (32 total permits, latest Jun 24, 2022).
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
Remodel / interior alteration (COM-2102508): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 1021/1031 Azusa St New SFD (0.43 mi SE, 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 (~$8,430/yr at $700,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$703/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:
- 425,581 sq ft (9.77 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 2610 STONECREEK DR; 2610 STONECREEK DR # 301 # 301; 2610 STONECREEK DR # 302 # 302
Zoning & Land Use
R-2B-PUD — Multi-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-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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: $616,000 – $784,000 · 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
Nearby Activity (½ mile radius, since November 2024)
11 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 481 total building permits recorded within ½ mile.
- New construction6 permits (3 units)
- Adds housing (ADU)9 permits (9 units)
- Additions & renovations42 permits
- Building systems389 permits
- Repairs21 permits
- Other14 permits
Developments Deserving Closer Investigation & Active Area Builders
- 1021/1031 Azusa St New SFD (Entitled)0.43 mi SE
In "Entitled" for 5.3 yr (since Aug 9, 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 (4 housing units across 0 permits).
- Remodel / interior alteration (COM-2102508) (Finaled)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 (COM-2102500) (Finaled)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 (COM-2102977) (Finaled)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).
Entity-resolved builders & contractors in ½ mile: Allstate Renovations (27 on parcel, 27 in ½ mi · Remodel / interior alteration); Safe Side Security (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); A Plus Construction Specialist (1 on parcel, 1 in ½ mi · Windows / doors / siding); Titus Builders (145 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (32 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2213420 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 24, 2022 | $1,120 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, relocate to outside building, within Existing… |
| COM-2102508 | Remodel / interior alteration | Finaled | Iss. May 4, 2021 | $84,640 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102500 | Remodel / interior alteration | Finaled | Iss. May 4, 2021 | $84,640 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102977 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $4,600 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102976 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $4,600 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102973 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $4,600 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102518 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102517 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102516 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102515 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102514 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102513 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102512 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $169,280 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102511 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $84,640 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |
| COM-2102510 | Remodel / interior alteration | Finaled | Iss. May 3, 2021 | $84,640 | EPC - Exterior remodel of existing multi family property. Remove and replace windows and patio sliders. Same size and op… |