3412 J St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57141, -121.46116
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,230,000 ($1,082,000–$1,378,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (12 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$183,164 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Sep 5, 2019).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (COM-1816894): Issued after 11 mo (7.6× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (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 (~$14,472/yr at $1,230,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,206/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Three Family · Triplex
- Tax rate area:
- 03005
- Addresses on lot:
- 3412 J ST; 3414 J ST; 3414 J ST REAR
Zoning & Land Use
R-3 — Multi-Unit 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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential 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: $1,082,000 – $1,378,000 · 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)0.49 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)0.23 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.
- Addition (adds square footage) (COM-1816894) (Finaled)On this parcel
Issued after 11 mo (7.6× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Remodel / interior alteration (RES-1812631) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Hooke Custom Cabinets (3 on parcel, 6 in ½ mi · Remodel / interior alteration); California Commercial And Residential Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (21 in ½ mi · Commercial tenant improvement); Az Custom Construction (15 in ½ mi · Addition (adds square footage)); Tms Construction (12 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1917021 | Plan revision / deferred submittal | Expired Application | App. Sep 5, 2019 | — | REVISION TO COM-1816894 to revise scope to retain existing electrical panels |
| COM-1917022 | Plan revision / deferred submittal | Complete | App. Sep 5, 2019 | — | REVISION TO COM-1816894 to revise scope to retain existing electrical service panels |
| COM-1816894 | Addition (adds square footage) | Finaled | Iss. Jul 16, 2019 | $140,526 | CONVERT 1,319 SF BASEMENT OF AN EXISTING DUPLEX INTO 3RD UNIT RESULTING IN THE CONVERSION OF A DUPLEX INTO A TRIPLEX. (… |
| RES-1812631 | Remodel / interior alteration | Finaled |