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Single Family ResidenceResidential
$451,061$409 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 98How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

2650 WATSON ST

SACRAMENTO, CA 95821
3
Beds
1
Baths
1,102 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.14 ac
Lot SizeThe size of the land the home sits on, from county records.
1948
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$451K
$440K low$462K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$369,942
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$295,954
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.20%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$81,119
GREATER SUBURBAN MTG GROUP · recorded Jul 10, 1989

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,317 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$193,250 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$75,042
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$118,208
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$189,462

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.35
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
49
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
51
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
43
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
26
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.6 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySACRAMENTO
Lot (acres)The size of the land the home sits on, from county records.0.14
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Yes
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Del Paso Manor Elementary SchoolC+
Elementary · Grades KG–6 · 0.2 mi
H
Mira Loma High SchoolB
High · Grades 9–12 · 1.4 mi
M
Katherine Johnson Middle SchoolD-
Middle · Grades 6–8 · 1.6 mi

District: San Juan Unified School District

Neighborhood · ZIP 95821These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.131
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.89
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.92

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.19%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.18%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.41,536
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,661 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$66,785
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$90,555
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.22 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Absentee owner
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2650 Watson St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 86% of homes in Del Paso Manor
  • Costs more per square foot than 92% of homes in Sacramento 95821
  • Smaller than 86% of homes in Sacramento County
  • Has a smaller lot than 98% of homes in Del Paso Manor
  • Older than 93% of homes in Sacramento County

What homes are worth in Sacramento 95821

Each bar is how many homes fall in that price range. The marker is this home.

This home
$250K$906K

This home is worth more than 33% of homes in Sacramento 95821.

How it measures up in Sacramento 95821

The dot is this home. The mark in the middle is the typical home in Sacramento 95821.

Estimated value$451,061
CheaperTypical $501,680Pricier

Pricier than 33% of homes nearby

Price per ft²$409
CheaperTypical $317Pricier

Pricier than 92% of homes nearby

Living area1,102 ft²
SmallerTypical 1,600 ft²Bigger

Bigger than 16% of homes nearby

Lot size0.14 ac
SmallerTypical 0.23 acBigger

Bigger than 11% of homes nearby

Year built1948
OlderTypical 1955Newer

Newer than 10% of homes nearby

How 2650 Watson St ranks against every home in each area.
MeasureThis homeDel Paso ManorSacramento 95821Sacramento County
Estimated valuepricier than$451,06114% of homes33% of homes33% of homes
Price per ft²pricier than$40970% of homes92% of homes89% of homes
Living areabigger than1,102 ft²16% of homes16% of homes14% of homes
Lot sizebigger than0.14 ac2% of homes11% of homes31% of homes
Year builtnewer than194824% of homes10% of homes7% of homes

About 2650 Watson St

How much is 2650 Watson St, Sacramento, CA worth?

The TopHap Estimate for 2650 Watson St, Sacramento, CA is $451,061 as of Jul 14, 2026. The likely range is $440,371 to $461,751. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2650 Watson St, Sacramento, CA last sell?

2650 Watson St, Sacramento, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 2650 Watson St, Sacramento, CA?

2650 Watson St, Sacramento, CA has 3 bedrooms, 1 bathrooms, 1,102 square feet of living space and a 0.14-acre lot.

When was 2650 Watson St, Sacramento, CA built?

2650 Watson St, Sacramento, CA was built in 1948, making it 78 years old. The building has 1 story.

What schools serve 2650 Watson St, Sacramento, CA?

2650 Watson St, Sacramento, CA is assigned to Del Paso Manor Elementary School (elementary), rated C+; Mira Loma High School (high), rated B; Katherine Johnson Middle School (middle), rated D-. All sit in San Juan Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2650 Watson St, Sacramento, CA compare to other homes in Sacramento 95821?

Among the 8,654 homes in Sacramento 95821, it is worth more than 33% of them ($451,061 against a typical $501,680), its price per square foot is higher than 92% of them ($409 against a typical $317), it is bigger than 16% of them (1,102 ft² against a typical 1,600 ft²), its lot is bigger than 11% of them (0.14 ac against a typical 0.23 ac) and it is newer than 10% of them (1948 against a typical 1955). Measured against all of Sacramento County, it is worth more than 33% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2650 Watson St, Sacramento, CA?

The 2025 property tax bill for 2650 Watson St, Sacramento, CA was $2,317. The county assessed it at $193,250.

Closest homes

More homes in Sacramento 95821

Assigned schools

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