2259 Royale Rd
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60653, -121.42833
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 $375,000 ($330,000–$420,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 18, 2023, 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
General repair (COM-2121463): Issued after 3 mo (7.1× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.13 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 (~$4,725/yr at $375,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$394/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:
- 12,197 sq ft (0.28 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03395
- Addresses on lot:
- 2259 ROYALE RD; 2259 ROYALE RD # 1 # 1; 2259 ROYALE RD # 2 # 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: $330,000 – $420,000 · 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)0.13 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).
- Basin Apartments (Fee estimate)0.47 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)0.47 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)0.5 mi NE
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: J Vila Builders (1 on parcel, 1 in ½ mi · General repair); Phoenix Builders (41 in ½ mi · Commercial tenant improvement); Brown Construction (24 in ½ mi · New multifamily / condos / mixed-use); Descor (10 in ½ mi · Commercial tenant improvement); Icon General Contractors (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2321025 | General repair | Finaled | Iss. Oct 18, 2023 | $30,000 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2121463 EPC -SHARED PLANS (9) Voluntary seismic retrofit to repair/mitigat… |
| COM-2121463 | General repair | Expired Permit | Iss. Jan 12, 2022 | $30,000 | EPC -SHARED PLANS (9) Voluntary seismic retrofit to repair/mitigate soft/weak story seismic hazard at Tucked Under Parki… |