3254 Deforest Way
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.58250, -121.45716
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 $741,000 ($652,000–$830,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 22, 2021).
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)
- ! 6 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 (~$8,897/yr at $741,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/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:
- 4,751 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03440
- Addresses on lot:
- 3254 DEFOREST 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: $652,000 – $830,000 · 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).
- 3256 C St ADUs (Entitled)0.22 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)0.3 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).
- 3232 D Street ADU (Entitled)0.3 mi SW
In "Entitled" for 6.4 yr (since Jul 2, 2020), 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, 337 in ½ mi · New single-family home); Spm (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Mels Plumbing Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Connected Technology (15 in ½ mi · Remodel / interior alteration); Champas Construction (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2113288 | Plumbing / water heater / sewer | Finaled | Iss. Jun 22, 2021 | $2,950 | [TO COMPLETE EXPIRED PERMIT RES-1810227] INSTALL @ 50FT SEWER LINE ,WITH EJECTOR PUMP INSTALL 2 DEDICATED APPLIANCE … |
| RES-2113280 | Plumbing / water heater / sewer | Finaled | Iss. Jun 22, 2021 | $1,700 | [To Complete Expired Permit RES-1809456] AA: Gas Line replacement, repair, or new leg, 90 L.F. Gas line to gas grill i… |
| RES-1811860 | Addition (adds square footage) | Finaled | Iss. Jun 21, 2018 | $8,000 | Install 168SF pre-engineered patio cover w/ louver roof. |
| RES-1810227 | Plumbing / water heater / sewer | Expired Permit |