2709 Ellen St
Sacramento 95815 · South Hagginwood · City of Sacramento · Coordinates: 38.61552, -121.44179
Executive Verdict · Public-Records Synthesis
Zoned RMX in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $337,000 ($297,000–$377,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 2, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Multi-Unit Residential Development (0.36 mi W, 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 (~$4,292/yr at $337,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$358/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:
- 3,485 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03347
- Addresses on lot:
- 2709 ELLEN ST
Zoning & Land Use
RMX — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $297,000 – $377,000 · 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
- Multi-Unit Residential Development (Entitled)0.36 mi W
In "Entitled" for 4.6 yr (since Apr 11, 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 (6 housing units across 0 permits).
- 4 new homes at 707 Lampasas Ave (Applied)0.46 mi 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).
- Accessory dwelling unit at 2951 Belden St (In review)0.4 mi N
In "In review" for 3 mo (since Aug 10, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - New construction detached ADU, 748 sq ft, 2bed/2bath with sprinklers and 2.15kw solar system. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
- New home (Entitled)0.14 mi S
In "Entitled" for 4 yr (since Nov 29, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Solarcity (3 on parcel, 3 in ½ mi · Solar / battery storage); Park Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Integrity Pacific Builders (21 in ½ mi · New single-family home); Read Construction (17 in ½ mi · Commercial tenant improvement); Jagir Investments (15 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2009262 | HVAC / heat pump | Expired Permit | Iss. Jun 2, 2020 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1921136 | Pool / spa | Expired Application | App. Oct 30, 2019 | $7,000 | Swimming Pool (Backyard - 135 SF) - INGROUND -SELF POUR CONCRETE WITH (1) LIGHT AND FILTRATION SYSTEM . (PLANNING- UTILI… |
| RES-1712997 | Plan revision / deferred submittal | Complete | App. Jul 21, 2017 | — | REVISION TO RES-1710849: System is being downsized to 7.5Kw |
| RES-1710849 | Solar / battery storage | Finaled | Iss. Jun 22, 2017 | $11,544 | 7.8kw Solar PV System, with new load center and 100 AMP main breaker. All supply side connections, main service panel ch… |
| RES-1709891 |