3865 J St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57071, -121.45500
Executive Verdict · Public-Records Synthesis
Zoned R-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,017,000 ($895,000–$1,139,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$195,425 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Nov 9, 2022).
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: minimal flood hazard)
about 98% of the lot of the parcel intersects Zone X: minimal flood hazard. 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-1924713): Issued after 16 mo (11.9× 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.34 mi NE, 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 (~$12,044/yr at $1,017,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,004/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:
- 72,745 sq ft (1.67 ac)
- Assessor use:
- Care / Health · Residential Care Facility
- Tax rate area:
- 03005
- Addresses on lot:
- 3865 J ST; 3865 J ST APT 107 APT 107; 3865 J ST APT 108 APT 108
Zoning & Land Use
R-4 — Multi-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-4 (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-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (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: minimal flood hazard (about 98% of the lot); Zone X: reduced flood risk due to levee (about 2% 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: $895,000 – $1,139,000 · 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 512 San Miguel Way (In review)0.34 mi NE
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.
- Addition (adds square footage) (COM-1924713) (Finaled)On this parcel
Issued after 16 mo (11.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- HVAC / heat pump (COM-2019273) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Plan revision / deferred submittal (SUB-2011108) (Abandoned)On this parcel
Pending in review for 6.4 yr (56.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Jackson Properties (7 on parcel, 10 in ½ mi · Commercial tenant improvement); Walker Cellular (2 on parcel, 2 in ½ mi · HVAC / heat pump); Famand (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Trane Us (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hue And Cry (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (17 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2220921 | Remodel / interior alteration | Finaled | Iss. Nov 9, 2022 | $42,045 | EPC - Like for like 3 - 1 1/2 ton Heat pump condenser units on roof. New units 145lbs - old units 159lbs. 3 inside units… |
| COM-2214745 | HVAC / heat pump | Expired Permit | Iss. Jul 14, 2022 | $15,000 | PERMIT TO COMPLETE EXPIRED COM-2019273 EPC - Proposed T-Mobile Modification. Remove (6) existing antennas and replace… |
| COM-2211110 | Fire alarm / sprinkler | Expired Permit | Iss. Jun 7, 2022 | $3,200 | EPC - Installation of new UL300 hood and duct fire suppression system |
| COM-2207229 | Fire alarm / sprinkler | Expired Permit | Iss. Apr 14, 2022 | $25,848 | EPC - INSTALLATION OF ADDITIONAL DEVICES DUE TO REMODEL IN KITCHEN, ENTRY, BATHROOMS & LOUNGE. |