618 Plaza Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.61268, -121.45335
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 $355,000 ($312,000–$398,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 18 documented municipal building permits on file
On-parcel permit history is indexed through Mar 28, 2025, 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
- ! 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
General repair (COM-2402585): Issued after 3 mo (5.7× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 4-Plex New Construction (0.45 mi SW, in review). 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 (~$4,497/yr at $355,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$375/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:
- 17,820 sq ft (0.41 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03349
- Addresses on lot:
- 595 SANTIAGO AVE # 23 # 23; 595 SANTIAGO AVE # 24 # 24; 618 PLAZA AVE
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: $312,000 – $398,000 · 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
- 4-Plex New Construction (In review)0.45 mi SW
In "In review" for 4 yr (since Nov 4, 2022), 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, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- CLTRE House (In review)0.49 mi SW
In "In review" for 2.9 yr (since Dec 6, 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 (52 housing units, $8,000,000 declared valuation across 2 permits).
- 4 new homes at 707 Lampasas Ave (Applied)0.23 mi NE
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)0.25 mi SE
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).
Entity-resolved builders & contractors in ½ mile: The Remodeling (12 on parcel, 12 in ½ mi · Windows / doors / siding); Vgn Electrical (2 on parcel, 2 in ½ mi · Electrical / panel); Integrity Pacific Builders (21 in ½ mi · New single-family home); Jagir Investments (14 in ½ mi · Accessory dwelling unit (new or conversion)); Cobex Construction Group (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (18 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2506221 | Windows / doors / siding | Finaled | Iss. Mar 28, 2025 | $5,000 | Stucco/Window Permit: Exterior Stucco repair-360 square feet. Replace bedroom windows in units #4 and #15. Replace tri… |
| COM-2419997 | Windows / doors / siding | Expired Permit | Iss. Sep 10, 2024 | $2,000 | 618 PLAZA AVE - 360SF STUCCO REPAIR, LIKE FOR LIKE. ALL WORK SUBJECT TO FIELD INSPECTION. |
| COM-2402585 | General repair | Finaled | Iss. Apr 25, 2024 | $20,000 | EPC - A lateral force resistive system shall be constructed and attached to the existing buildings, consisting of 2 stee… |
| COM-2325077 | Electrical / panel | Expired Application | App. Nov 27, 2023 | $8,000 | REPLACING EXISTING 1200 AMP BREAKER THAT HAS BEEN BURNR WITH NEW ONE LIKE FOR LIKE. |