1028 33rd St Apt 2
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57151, -121.46271
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 $1,047,000 ($921,000–$1,173,000).
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 6,116 sq ft lot. Local precedent is active with 14 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 5, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: Hattie's House (0.41 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 (~$12,386/yr at $1,047,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,032/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:
- 6,116 sq ft (0.14 ac)
- Assessor use:
- Residential · Four Family · Fourplex
- Tax rate area:
- 03005
- Addresses on lot:
- 1028 33RD ST; 1028 33RD ST APT 1 APT 1; 1028 33RD ST APT 2 APT 2
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 6,116 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: $921,000 – $1,173,000 · 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
- Hattie's House (Entitled)0.41 mi W
In "Entitled" for 3.1 yr (since Oct 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Accessory dwelling unit at 1301 32nd St (In review)0.18 mi SW
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 1237 33rd St (Entitled)0.14 mi S
In "Entitled" for 4.4 yr (since Jun 24, 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 3500 Harmon Aly (Applied)0.15 mi E
In "Applied" for 2.2 yr (since Sep 17, 2024), 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: Abellas Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Always Affordable Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Duramax Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (22 in ½ mi · Commercial tenant improvement); West Fork Construction (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616865 | Roof replacement | Issued | Iss. Aug 5, 2026 | $8,400 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 7 squares of PVC Single Ply. CRRC: 0640?0001 |
| RES-2208487 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 21, 2022 | $9,526 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-1911180 | HVAC / heat pump | Finaled | Iss. Jun 18, 2019 | $15,500 | 4 Plex : Apt #1 & #3 HVAC change out . Split systems like for like , No duct work . Carbon monoxide & Smoke alarms r… |
| COM-1904788 | HVAC / heat pump | Finaled | Iss. Mar 19, 2019 | $8,000 | Unit # 2 C/O Split System HVAC like for like |
| COM-1902937 |