3541 Elvas Ave
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.58247, -121.44738
Executive Verdict · Public-Records Synthesis
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $771,000 ($678,000–$864,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$13,892 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 25, 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: minimal flood hazard)
about 13% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 217 41st St (0.39 mi S, in review). 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 (~$9,239/yr at $771,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$770/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:
- 5,450 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3541 ELVAS AVE
Zoning & Land Use
R-2 — 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-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. 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: minimal flood hazard (about 13% of the lot); Zone X: reduced flood risk due to levee (about 87% 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: $678,000 – $864,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 217 41st St (In review)0.39 mi S
In "In review" for 2 yr (since Nov 14, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 323 39th St ADU (Entitled)0.45 mi SW
In "Entitled" for 5.5 yr (since May 28, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3570 D Street ADU (Entitled)0.45 mi SW
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).
- Accessory dwelling unit at 261 San Antonio Way (Issued)0.35 mi SW
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Gvd Renovations (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Northwest Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Kingdom Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Signature Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Brothers Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2118578 | Plumbing / water heater / sewer | Finaled | Iss. Aug 25, 2021 | $5,668 | E-Permit: Water Service replacement or repair, 37 L.F. Water Re-pipe, 37 L.F. |
| RES-2116034 | Remodel / interior alteration | Finaled | Iss. Jul 26, 2021 | $31,572 | Kitchen Renovation: Demo existing cabinets, counters, sink, appliances, and floors. Upgrade plumbing, upgrade electrical… |
| RES-1917728 | Windows / doors / siding | Finaled | Iss. Sep 17, 2019 | $6,595 | C/O 9 WINDOWS LIKE FOR LIKE RETROFIT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1906108 | Roof replacement | Finaled | Iss. Apr 9, 2019 | $9,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-001… |
| RES-1619927 |