2603 Beaumont St
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.61506, -121.44878
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $417,000 ($367,000–$467,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$101,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 10, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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 single-family home (RES-2126325): Issued after 17 mo (11.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2647 Fairfield St (0.22 mi W, applied). 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 (~$5,204/yr at $417,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$434/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:
- 4,076 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03345
- Addresses on lot:
- 2601 BEAUMONT ST; 2603 BEAUMONT ST
Zoning & Land Use
R-2B — 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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0177J, 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: $367,000 – $467,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2647 Fairfield St (Applied)0.22 mi W
In "Applied" for 7 mo (since Apr 22, 2026), 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 "2026-09-30" in snapshot Nov 1, 2026.
- 4 new homes at 707 Lampasas Ave (Applied)410 ft W
In "Applied" for 3.5 yr (since May 11, 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 (4 housing units, $825,000 declared valuation across 1 permit).
- Apartments on Del Paso Blvd- BUILDING A (In review)0.36 mi S
In "In review" for 21 mo (since Jan 31, 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 (8 housing units, $374,500 declared valuation across 2 permits).
- New single-family home (RES-2126325) (Finaled)On this parcel
Issued after 17 mo (11.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Entity-resolved builders & contractors in ½ mile: Jagir Investments (2 on parcel, 15 in ½ mi · Accessory dwelling unit (new or conversion)); Integrity Pacific Builders (21 in ½ mi · New single-family home); Cobex Construction Group (5 in ½ mi · Remodel / interior alteration); Rudolph And Sletten (4 in ½ mi · Commercial tenant improvement); Gto Contractors (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2126325 | New single-family home | Finaled | Iss. May 10, 2023 | $300,000 | EPC - Construct New 2 Story Single Family Dwelling. 1st Floor - 718 SQ FT, 2nd Floor - 850 SQ FT, Garage - 425 SQ FT, Co… |
| RES-2126324 | Accessory dwelling unit (new or conversion) | Finaled | Iss. May 10, 2023 | $100,000 | EPC - New 640 SQ FT Single Story ADU (2 bed, 1 bath) with utility closet for water heater. Solar Shared Participant Car… |
State HCD Housing Element APR records on this parcel: 4 entries (report years 2023, 2025).