1601 Cormorant Way
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60716, -121.42856
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $355,000 ($312,000–$398,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 33 documented municipal building permits on file
On-parcel permit history is indexed through Dec 18, 2025, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (460 ft 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 (~$4,497/yr at $355,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$375/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:
- 105,850 sq ft (2.43 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03395
- Addresses on lot:
- 1601 CORMORANT WAY; 1601 CORMORANT WAY APT 1 APT 1; 1601 CORMORANT WAY APT 2 APT 2
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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: 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: $312,000 – $398,000 · 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
- 17th & S Street Mixed Use (Entitled)460 ft NW
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).
- Basin Apartments (Fee estimate)0.45 mi W
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
- New commercial building at 2241 Harvard St (Fee estimate)0.45 mi W
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($21,439,420 declared valuation across 3 permits).
- Villa of Ethan (Entitled)0.49 mi E
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).
Entity-resolved builders & contractors in ½ mile: American Windows (8 on parcel, 8 in ½ mi · Windows / doors / siding); California Roof Depot (7 on parcel, 7 in ½ mi · Roof replacement); Community Resource Project (5 on parcel, 5 in ½ mi · Windows / doors / siding); Jc Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Martinez Cornejo Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (33 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525178 | Electrical / panel | Finaled | Iss. Dec 18, 2025 | $2,850 | EPC - Like-for-like replacement of existing 100A meter/main panel supplying a 550 sq. ft. commercial laundry building. W… |
| RES-2524578 | Electrical / panel | Withdrawn | Iss. Nov 24, 2025 | $2,850 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, m… |
| COM-2509093 | HVAC / heat pump | Finaled | Iss. May 5, 2025 | $8,000 | #: 24-016158 APT 2. HVAC SPLIT SYSTEM CHANGE OUT. NO DUCT WORK. SD'S AND CO'S REQUIRED. |
| COM-2427956 | HVAC / heat pump | Finaled | Iss. Jan 1, 2025 | $15,000 | HSG CASE FILE #24-016158: UNIT 5 INTERIOR REMODEL. NO PLANS REQUIRED. NEW ELECTRICAL FIXTURES. NEW PLUMBING FIXTURES. N… |