489 Hartnell Pl
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56687, -121.41365
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $454,000 ($400,000–$508,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,920 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$33,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 3, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Campus Commons
48 substantial renovation & housing permits over 24 months (35.7 per 1,000 parcels vs. 30.4 citywide baseline) (#69 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Campus Commons)
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: 5-Story Apartment (0.39 mi N, fee estimate). 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 (~$5,626/yr at $454,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$469/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 489 HARTNELL PL
Zoning & Land Use
R-1-PUD — 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 3,920 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 06067C0183H, 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: $400,000 – $508,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- 5-Story Apartment (Fee estimate)0.39 mi N
In "Fee estimate" for 4.1 yr (since Oct 3, 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 (115 housing units, $9,732,800 declared valuation across 4 permits).
- Jackson Retail at Howe (Fee estimate)0.41 mi N
In "Fee estimate" for 8.8 yr (since Jan 9, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,800,000 declared valuation across 6 permits).
- New home at 707 Commons Dr (Entitled)0.2 mi NW
In "Entitled" for 3 yr (since Nov 6, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- La Provence (Finaled / completed)0.43 mi NW
High-impact scale (25 housing units, $4,127,655 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (1 on parcel, 45 in ½ mi · Remodel / interior alteration); Phillip Isaacs Construction (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Unity Ventures (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sierra Valley Home (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jackson Properties (34 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2000089 | Remodel / interior alteration | Finaled | Iss. Jan 3, 2020 | $80,143 | Remodel to Include: Kitchen - replace counter tops, sink, faucet and disposal, cab bar sink plumbing, add ice maker conn… |
| RES-1921926 | Windows / doors / siding | Finaled | Iss. Nov 12, 2019 | $17,846 | C/O (4) sliding doors and (3) windows in same sizes and locations. Smoke & Carbon Monoxide Alarms required per CRC sect… |
| RES-1919033 | Plumbing / water heater / sewer | Finaled | Iss. Oct 3, 2019 | $10,500 | INSTALL TANKLESS WATER HEATER IN GARAGE, INSTALL 100' OF 1 1/4" STEEL GAS LINE FROM METER TO TANKLESS WATER HEATER, COOK… |
| RES-1918909 | HVAC / heat pump | Finaled | Iss. Oct 2, 2019 | $9,770 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |