683 El Camino Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.61139, -121.45137
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 $327,000 ($288,000–$366,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Oct 7, 2022, 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: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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: 4-Plex New Construction (0.46 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 (~$4,178/yr at $327,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$348/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03348
- Addresses on lot:
- 683 EL CAMINO AVE; 683 EL CAMINO AVE # 10 # 10; 683 EL CAMINO AVE # 1 # 1
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: 0.2% annual chance flood hazard (shaded X) (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: $288,000 – $366,000 · 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
Nearby Activity (½ mile radius, since November 2024)
45 active or recent development projects (125 housing units across completed, permitted, and pipeline stages) and 487 total building permits recorded within ½ mile.
- New construction13 permits (31 units)
- Adds housing (ADU)28 permits (89 units)
- Demolition5 permits
- Additions & renovations35 permits
- Building systems357 permits
- Repairs11 permits
- Other38 permits
Developments Deserving Closer Investigation & Active Area Builders
- 4-Plex New Construction (In review)0.46 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)0.5 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).
- Apartments on Del Paso Blvd- BUILDING A (In review)0.11 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).
- 4 new homes at 707 Lampasas Ave (Applied)0.26 mi N
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).
Entity-resolved builders & contractors in ½ mile: Jaguar Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Affordable Electrical (1 on parcel, 1 in ½ mi · Electrical / panel); Integrity Pacific Builders (21 in ½ mi · New single-family home); Read Construction (15 in ½ mi · Commercial tenant improvement); Jagir Investments (14 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2221470 | Plumbing / water heater / sewer | Finaled | Iss. Oct 7, 2022 | $5,000 | HSG CASE# 22-033292 MINOR PLUMBING AND MECHANICAL REPAIRS. DRY WALL REPAIRS AND REPLACEMENT. PAINT AND TRIMS REQUIRED. … |
| COM-2110311 | Electrical / panel | Expired Permit | Iss. May 14, 2021 | $2,300 | Replacing 200 amp single phase disconnect. Like for Like. Carbon monoxide & Smoke alarms required. Reference CRC section… |
| RES-1806937 | HVAC / heat pump | Expired Permit | Iss. Apr 16, 2018 | $2,100 | No Duct Work Permitted. Change-out Wall Furnace to Wall Furnace. The existing unit shall be removed. The new unit shall … |
| RES-1806936 | HVAC / heat pump | Expired Permit | Iss. Apr 16, 2018 | $2,300 | No Duct Work Permitted. Change-out Wall Furnace to Wall Furnace. The existing unit shall be removed. The new unit shall … |
| COM-1711355 | Windows / doors / siding | Expired Permit | Iss. Jun 29, 2017 | $6,000 | Flagstone Panels ( 370 sf +/-) will be added to the FRONT FACADE only to this building ; STUCCO - 3 coat system replac… |
| COM-1618932 | Fire alarm / sprinkler | Finaled | Iss. Nov 28, 2016 | $42,000 | HSG Case 16-026258: Replace 38 windows with vinyl retrofits. General maintenance to 8 apartments that include installing… |