2204 Mogan Ave
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.64058, -121.41509
Executive Verdict · Public-Records Synthesis
Zoned R-1A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-SPD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$40,165 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 29, 2022).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: McClellan Heights Townhomes (0.49 mi NE, 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 9,560 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03190
- Addresses on lot:
- 2204 MOGAN AVE
Zoning & Land Use
R-1A-SPD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 X: minimal flood hazard (all of the lot) · FIRM panel 06067C0068H, 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: $376,000 – $478,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- McClellan Heights Townhomes (Entitled)0.49 mi NE
In "Entitled" for 5 yr (since Nov 18, 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 (21 housing units across 0 permits).
- Accessory dwelling unit at 2431 Harris Ave (In review)0.28 mi SE
In "In review" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-22" in snapshot Nov 1, 2026.
- Pinell Truck Service (Issued)0.35 mi NW
Active in "Issued" for 3.6 yr (first record Apr 5, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale ($1,165,723 declared valuation across 3 permits).
- Trucking Facility (Issued)0.43 mi NW
Active in "Issued" for 7.9 yr (first record Dec 21, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale ($1,715,472 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Jeffrey Francis Spadora (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Classic Carpentry (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Sustainable Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Riverland Homes (22 in ½ mi · Accessory dwelling unit (new or conversion)); Matson Properties (13 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2225222 | Solar / battery storage | Finaled | Iss. Nov 29, 2022 | $21,600 | 7.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-1815990 | Plan revision / deferred submittal | Complete | App. Aug 20, 2018 | — | Revision to RES-1805515: Revise patio cover to match roof pitch of existing house by adding trusses. |
| RES-1805515 | Addition (adds square footage) | Finaled | Iss. Mar 26, 2018 | $18,630 | EXPEDITED - Complete work commenced under Res-1620012: INSTALL COVERED PATIO APPROX 720 SF INSTALL (8) RECESSED LIGHTS. … |
| RES-1620012 | Addition (adds square footage) | Expired Permit | Iss. Dec 12, 2016 | $24,840 | INSTALL COVERED PATIO APPROX 720 SF INSTALL (8) RECESSED LIGHTS. “Water conserving fixtures are required to be installe… |