2511 Connie Dr
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.61158, -121.42124
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $388,000 ($341,000–$435,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 16, 2021, 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
Commercial tenant improvement (COM-2019003): Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Glenrose Townhomes Time Extension (0.26 mi NW, 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 (~$4,873/yr at $388,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$406/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:
- 19,000 sq ft (0.44 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03402
- Addresses on lot:
- 2511 CONNIE DR; 2511 CONNIE DR STE 110 STE 110; 2511 CONNIE DR STE 120 STE 120
Zoning & Land Use
M-1 — Light Industrial Zone (I)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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 06067C0181H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $341,000 – $435,000 · 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
- Glenrose Townhomes Time Extension (Entitled)0.26 mi NW
In "Entitled" for 6.7 yr (since Mar 10, 2020), 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 across 0 permits).
- 17th & S Street Mixed Use (Entitled)0.5 mi SW
In "Entitled" for 5.3 yr (since Aug 3, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (47 housing units across 0 permits).
- Villa of Ethan (Entitled)0.16 mi SE
In "Entitled" for 4.2 yr (since Sep 9, 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 (5 housing units across 0 permits).
- New home at 2390 Connie Dr (Fee estimate)0.16 mi S
In "Fee estimate" for 5.2 yr (since Sep 8, 2021), 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: Chang Woo Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Sacramento Oak Crest (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Ferrand Construction (7 in ½ mi · Commercial tenant improvement); Gw Demolition (5 in ½ mi · Demolition); William Construction (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2019003 | Commercial tenant improvement | Certificate of Occupancy | Iss. Feb 16, 2021 | $15,000 | EPC - CANNABIS - RENOVATION OF AN EXISTING INTERIOR WAREHOUSE. NEW INTERIOR PARTITION WALLS, ACCESSIBLE COMPLIANCE UPGRA… |
| COM-1918761 | Electrical / panel | Finaled | Iss. Sep 30, 2019 | $18,000 | Demolition of Non-Permitted Non-Bearing partitions, Mezzanines, restrooms, kitchen, electrical work and lighting. Demisi… |