2157 Surrey Rd
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60457, -121.42240
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $369,000 ($325,000–$413,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,663 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$15,626 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 26, 2024).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.46 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 (~$4,657/yr at $369,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$388/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03395
- Addresses on lot:
- 2157 SURREY RD
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 5,663 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $325,000 – $413,000 · 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)0.46 mi 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).
- Villa of Ethan (Entitled)0.36 mi N
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)0.33 mi N
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).
- Building 1C (Finaled / completed)0.42 mi W
High-impact scale (22 housing units, $4,302,712 declared valuation across 80 permits).
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); California Dream Construction (2 on parcel, 2 in ½ mi · Electrical / panel); Jr Putman (1 on parcel, 1 in ½ mi · HVAC / heat pump); Smith Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Solar Doctors (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425111 | Remodel / interior alteration | Expired Permit | Iss. Nov 26, 2024 | $1,000 | install of an evse wall charger |
| RES-2302570 | Plan revision / deferred submittal | Complete | App. Feb 9, 2023 | $56,415 | REVISION TO RES-2217146 REDUCE SYSTEM SIZE TO 9.576 KW, BOS LOCATION CHNAGE, AND LINE DIAGRAM CHANGE,CODE CYCLE CHANGE T… |
| RES-2217146 | Solar / battery storage | Finaled | Iss. Aug 18, 2022 | $56,415 | 10.22kw TESLA SOLAR ROOF TILE SYSTEM WITH 13.5 KHW ENERGY STORAGE SYSTEM. All supply side connections, main breaker chan… |
| RES-2124423 | Electrical / panel | Finaled | Iss. Nov 16, 2021 | $3,500 | E-Permit: - Overhead service, adding 1 outlets (240V), adding 100 Amps subpanel. |
| RES-2114675 |