1455 34th St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56723, -121.46317
Executive Verdict · Public-Records Synthesis
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $942,000 ($829,000–$1,055,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$184,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 30, 2024).
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
Fire alarm / sprinkler (COM-2324138): Issued after 4 mo (8.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 1301 32nd St (0.15 mi 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 (~$11,189/yr at $942,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$932/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:
- 8,400 sq ft (0.19 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 1455 34TH ST; 1459 34TH ST UNIT 101 UNIT 101; 1459 34TH ST UNIT 201 UNIT 201
Zoning & Land Use
C-2-R — General 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-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $829,000 – $1,055,000 · 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)0.15 mi 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)0.44 mi NW
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).
- Fire alarm / sprinkler (COM-2324138) (Finaled)On this parcel
Issued after 4 mo (8.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Addition (adds square footage) (COM-1923841) (Certificate of Occupancy)On this parcel
Issued after 2.5 yr (21.4× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Depiazza And Reed Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Foothill Fire Protection (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Wfc Builders (19 in ½ mi · Commercial tenant improvement); Wells Pools (15 in ½ mi · Pool / spa); Az Custom Construction (14 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2423923 | Plan revision / deferred submittal | Complete | App. Oct 30, 2024 | — | EPC - REV TO COM-2418102 - Making the system a dedicated sprinkler monitoring system. |
| COM-2418102 | Fire alarm / sprinkler | Finaled | Iss. Sep 9, 2024 | $8,953 | EPC - PROVIDE NEW SPRINKLER MONITORING SYSTEM WITH A COMMON AREA OCCUPANT NOTIFICATION DEVICE IN B OCCUPANCY. ALSO PROV… |
| COM-2324138 | Fire alarm / sprinkler | Finaled | Iss. Mar 4, 2024 | $66,922 | EPC - Foothill Fire Protection to design and install new 6" underground fire service line, work to start at hot tap at c… |
| COM-2322089 | Electrical / panel | Expired Permit |