431 33rd St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57772, -121.45875
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 $759,000 ($668,000–$850,000).
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 6,838 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$13,603 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 9, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Democracy Alley Residences (0.41 mi NW, 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 (~$9,103/yr at $759,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$759/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:
- 6,838 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 431 33RD ST
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 6,838 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: $668,000 – $850,000 · 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)0.41 mi NW
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).
- Accessory dwelling unit at 512 San Miguel Way (In review)0.42 mi SE
In "In review" for 4.4 yr (since Jul 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 420 36th Way ADU (Entitled)0.21 mi E
In "Entitled" for 4.5 yr (since May 2, 2022), 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 635 38th St (Entitled)0.38 mi SE
In "Entitled" for 3.7 yr (since Feb 22, 2023), 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: Americas Vinyl Exteriors (3 on parcel, 3 in ½ mi · Electrical / panel); Economy Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); TNHC Realty And Construction (273 in ½ mi · New single-family home); Connected Technology (21 in ½ mi · Remodel / interior alteration); Champas Construction (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2309348 | HVAC / heat pump | Finaled | Iss. May 9, 2023 | $27,646 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-1901304 | Electrical / panel | Finaled | Iss. Jan 23, 2019 | $15,865 | AA: - Overhead service, adding 1 outlets (120V), adding 1 exhaust fans, adding 2 ceiling mounted lighting fixtures and … |
| RES-1802852 | Plumbing / water heater / sewer | Finaled | Iss. Feb 14, 2018 | $25,247 | MASTER BATH REMODEL TO INCLUDE; NEW TUB W/ENCLOSURE, VANITY, COUNTERS, SINK W/PLUMBING, NEW LIGHTING, TOILET AND ELECTRI… |
| RES-1714451 | Remodel / interior alteration | Finaled | Iss. Aug 10, 2017 | $38,646 | kitchen remodel including-flooring, tiles, counter, cabinets, appliances, plumbing and electrical fixtures such as can l… |