2651 Princeton St
Sacramento 95815 · Ben Ali · City of Sacramento · Coordinates: 38.61388, -121.43044
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $408,000 ($359,000–$457,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Mar 19, 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: 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 (0.36 mi E, 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 (~$5,101/yr at $408,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$425/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:
- 7,928 sq ft (0.18 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03199
- Addresses on lot:
- 2651 PRINCETON ST; 2651 PRINCETON ST # A # A; 2651 PRINCETON ST # B # B
Zoning & Land Use
R-2A — Multi-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-2A (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-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (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: $359,000 – $457,000 · 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)
13 active or recent development projects (12 housing units across completed, permitted, and pipeline stages) and 175 total building permits recorded within ½ mile.
- New construction8 permits (7 units)
- Adds housing (ADU)6 permits (6 units)
- Demolition4 permits
- Additions & renovations17 permits
- Building systems118 permits
- Repairs1 permit
- Other21 permits
Developments Deserving Closer Investigation & Active Area Builders
- Glenrose Townhomes Time Extension (Entitled)0.36 mi E
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)0.39 mi S
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).
- pump house with fire equipment (Issued)0.2 mi NW
Active in "Issued" for 5.2 yr (first record Sep 10, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permt to complete work commenced under expired permit COM-2325441: - construction of 232 sq ft pump house and installation of new fire pump equipment revision COM-2617765 Additions of conductor sizing on one line drawing, addition of panel placard detailing the facility address and available fault current per utility letter. revision COM-2622205 electrical plans modify electrical run/conduit" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 1654 Glenrose Ave (Entitled)520 ft NE
In "Entitled" for 2.5 yr (since May 29, 2024), 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: Complete Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Marins Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Ferrand Construction (7 in ½ mi · Commercial tenant improvement); Gw Demolition (7 in ½ mi · Demolition); Nolen Construction (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2105770 | Solar / battery storage | Expired Application | App. Mar 19, 2021 | $14,000 | 2.56kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main bre… |
| RES-2023926 | Roof replacement | Finaled | Iss. Dec 29, 2020 | $10,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-000… |