2745 Branch St
Sacramento 95815 · South Hagginwood · City of Sacramento · Coordinates: 38.61738, -121.44450
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $254,000 ($224,000–$284,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,600 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$132,161 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 18, 2020).
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 2745 Branch St: Active in "Issued" for 6.4 yr (first record Jun 24, 2020) with no new permit activity recorded in 5.9 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Affordable Housing (0.39 mi N, fee estimate). 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 (~$3,346/yr at $254,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$279/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:
- 18,600 sq ft (0.43 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03197
- Addresses on lot:
- 2745 BRANCH ST; 2745 BRANCH ST UNIT 101 UNIT 101; 2745 BRANCH ST UNIT 102 UNIT 102
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 18,600 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $224,000 – $284,000 · 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
- Affordable Housing (Fee estimate)0.39 mi N
In "Fee estimate" for 3.1 yr (since Oct 16, 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 (29 housing units, $3,006,960 declared valuation across 1 permit).
- Northern Trail Apartments (Entitled)0.49 mi N
In "Entitled" for 3.1 yr (since Oct 19, 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 (22 housing units, 2 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 2745 Branch St (Issued)On this parcel
Active in "Issued" for 6.4 yr (first record Jun 24, 2020) with no new permit activity recorded in 5.9 yr.
- Accessory dwelling unit at 2647 Fairfield St (Applied)0.46 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.
Entity-resolved builders & contractors in ½ mile: Elite Construction And Maintenance (3 on parcel, 3 in ½ mi · Accessory dwelling unit (new or conversion)); Buds Plumbing Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jagir Investments (15 in ½ mi · Accessory dwelling unit (new or conversion)); Integrity Pacific Builders (9 in ½ mi · New single-family home); Ae Porter Construction (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2017363 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Dec 18, 2020 | $151,215 | EPC - NEW CONSTRUCTION OF A 1173 SQ FT, FREE STANDING ADU (3 BEDROOM, 2 BATHROOM). “Any new landscaping done on this p… |
| COM-1905491 | Repair tied to a housing/code case | Expired Application | App. Mar 29, 2019 | $230,878 | EPC - HSG CASE 17-000416 20-15-10-7 New Triplex to replace existing , previously permitted Triplex, no change in Unit c… |
| COM-1810484 | Roof replacement | Void | Iss. Jun 4, 2018 | $57,000 | HSG Case 17-000416: Triplex, remove unpermitted additional units, Re-roof w/ tear-off over the remaining three units app… |
| COM-1704320 | Plumbing / water heater / sewer |