3254 Dullanty Way
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.58193, -121.45700
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $708,000 ($623,000–$793,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,048 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 11, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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
Other (RES-1605878): Issued after 3 mo (2.6× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Democracy Alley Residences (0.49 mi W, 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 (~$8,521/yr at $708,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$710/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:
- 3,254 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03440
- Addresses on lot:
- 3254 DULLANTY WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $623,000 – $793,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- Democracy Alley Residences (Entitled)0.49 mi W
In "Entitled" for 2.4 yr (since Jun 20, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- New home at 401 38th St (Issued)0.47 mi SE
Active in "Issued" for 3.6 yr (first record Mar 23, 2023) with no new permit activity recorded in 13 mo. current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 3256 C St ADUs (Entitled)0.19 mi SW
In "Entitled" for 5 yr (since Oct 26, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 3570 D Street ADU (Entitled)0.26 mi SE
In "Entitled" for 5.7 yr (since Mar 5, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: TNHC Realty And Construction (1 on parcel, 338 in ½ mi · New single-family home); Bonney Plumbing (3 on parcel, 9 in ½ mi · Remodel / interior alteration); Ambrose Construction (3 on parcel, 3 in ½ mi · Electrical / panel); Connected Technology (15 in ½ mi · Remodel / interior alteration); Champas Construction (11 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-2319267 | Plumbing / water heater / sewer | Finaled | Iss. Sep 11, 2023 | $3,244 | E-Permit: Shower Valve Replacement. |
| RES-2207491 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 8, 2022 | $3,244 | E-Permit: Shower Valve Replacement. |
| RES-2122340 | Remodel / interior alteration | Finaled | Iss. Oct 18, 2021 | $1,350 | install 60 amp circuit for eve tesla charger. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 … |
| RES-2102987 | Plan revision / deferred submittal | Complete | App. Feb 11, 2021 | — | REVISION TO RES-2100535-panel layout change |
| RES-2100535 | Solar / battery storage | Finaled |