3220 M St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56910, -121.46424
Executive Verdict · Public-Records Synthesis
Zoned C-1-R-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $709,000 ($624,000–$794,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 12, 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: Accessory dwelling unit at 1301 32nd St (80 ft NW, 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 (~$8,533/yr at $709,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$711/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:
- 3,720 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3220 M ST
Zoning & Land Use
C-1-R-SPD — Limited Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (commercial), 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: $624,000 – $794,000 · 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
- Accessory dwelling unit at 1301 32nd St (In review)80 ft NW
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.
- Hattie's House (Entitled)0.34 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 1237 33rd St (Entitled)410 ft E
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).
- New home at 1225 Seville Way (Fee estimate)460 ft N
In "Fee estimate" for 4.8 yr (since Feb 1, 2022), 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: Tuff Shed (1 on parcel, 7 in ½ mi · New garage / accessory structure); Rocklin Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Wfc Builders (26 in ½ mi · Commercial tenant improvement); West Fork Construction (17 in ½ mi · Commercial tenant improvement); Icon General Contractors (14 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612248 | HVAC / heat pump | Finaled | Iss. Jun 12, 2026 | $15,577 | Change-out Condenser/Coil Only (Split System) to Split System (all-electric heat pump). The existing unit shall be remov… |
| RES-2402242 | New garage / accessory structure | Finaled | Iss. Jun 14, 2024 | $14,677 | EPC - Construct 12 x 18 216 sq. ft. Tuffshed. No plumbing. No electrical. SEPERATE WRECKING PERMIT REQUIRED TO DEMOLIS… |
| RES-2413060 | Demolition | Expired Permit | Iss. Jun 13, 2024 | $9,000 | TEAR DOWN THE EXISTING SINGLE CAR GARAGE WHICH POORLY BUILT TO REPLACE WITH SIMILAR BETTER CUSTRUCTED GARAGE. |