3173 D St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57932, -121.46084
Executive Verdict · Public-Records Synthesis
Zoned R-1-SPD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $930,000 ($818,000–$1,042,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-SPD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,428 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$188,784 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 18, 2020).
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 (0.27 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 (~$11,052/yr at $930,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$921/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:
- 6,428 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3173 D ST; 3174 CHINATOWN ALY; 3174 CHINATOWN ALY UNIT 201 UNIT 201
Zoning & Land Use
R-1-SPD — 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 6,428 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 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: $818,000 – $1,042,000 · 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)0.27 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).
- Equipment Building, fiber-optic (Issued)0.49 mi NW
Active in "Issued" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- 576 34th Street ADU (Entitled)0.27 mi SE
In "Entitled" for 5 yr (since Nov 10, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- D Street Duplexes (Entitled)0.27 mi W
In "Entitled" for 2.3 yr (since Jul 9, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Air Zone Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); TNHC Realty And Construction (288 in ½ mi · New single-family home); Connected Technology (16 in ½ mi · Remodel / interior alteration); Champas Construction (11 in ½ mi · Remodel / interior alteration); Gto Contractors (9 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2011962 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Nov 18, 2020 | $216,000 | EPC - NEW 2 STORY ADU. 1ST FLOOR TO CONSIST OF 540SF GARAGE AND 540SF ART STUDIO/STORAGE. 2ND FLOOR TO CONSIST OF 540 SF… |
| RES-1925590 | Demolition | Finaled | Iss. Dec 30, 2019 | $4,000 | Demolish 380-sqft detached garage for future ADU |
| RES-1906986 | HVAC / heat pump | Expired Permit | Iss. Apr 22, 2019 | $9,540 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2020).