2528 Connie Dr
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.61256, -121.42033
Executive Verdict · Public-Records Synthesis
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $396,000 ($348,000–$444,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-R allows residential use qualifying for ministerial ADU review under state law (2 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 Apr 24, 2026, 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: Glenrose Townhomes Time Extension (0.25 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 (~$4,964/yr at $396,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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:
- 43,074 sq ft (0.99 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03402
- Addresses on lot:
- 2528 CONNIE DR; 2528 CONNIE DR APT 1 APT 1; 2528 CONNIE DR APT 2 APT 2
Zoning & Land Use
R-3-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: minimal flood hazard (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: $348,000 – $444,000 · 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)0.25 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).
- Villa of Ethan (Entitled)0.21 mi S
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).
- Marconi Avenue Multi-Unit Complex (Entitled)0.47 mi NE
In "Entitled" for 2.9 yr (since Dec 7, 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 (8 housing units across 0 permits).
- New home at 2390 Connie Dr (Fee estimate)0.23 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: Air Cool Heating And Cooling (14 on parcel, 14 in ½ mi · HVAC / heat pump); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Triamid Construction Of Central California (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Matco Builders (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); The Plumbing Machines (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (18 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608156 | Plumbing / water heater / sewer | Issued | Iss. Apr 24, 2026 | $4,000 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| COM-2601909 | Plumbing / water heater / sewer | Finaled | Iss. Jan 29, 2026 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2518352 | Plumbing / water heater / sewer | Finaled | Iss. Sep 1, 2025 | $3,582 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2010479 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 18, 2020 | $1,500 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located outside building, within Existing Exterior Encl… |