1100 39th St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56872, -121.45550
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 $881,000 ($775,000–$987,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$59,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 23, 2025).
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)
all 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
HVAC / heat pump (COM-2320743): Pending in review for 3.1 yr — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.47 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 (~$10,493/yr at $881,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$874/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:
- 39,640 sq ft (0.91 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 1100 39TH ST; 1100 39TH ST # 100 # 100; 1100 39TH ST # 101 # 101
Zoning & Land Use
R-4 — 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-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 (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: $775,000 – $987,000 · 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)0.47 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.
- Accessory dwelling unit at 1301 32nd St (In review)0.49 mi W
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.
- HVAC / heat pump (COM-2320743) (Estimate)On this parcel
Pending in review for 3.1 yr — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Solar / battery storage (COM-2202546) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Finishing Touches Enterprise (1 on parcel, 2 in ½ mi · Demolition); Bird Nest Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Ati Restoration (1 on parcel, 1 in ½ mi · Roof replacement); Mr Sunshine Solar (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2424543 | Commercial tenant improvement | Finaled | Iss. Jan 23, 2025 | $316,548 | EPC - Replacement of water source air handling system with heat pump mini splits in 42-unit apartment complex. Upgrade … |
| COM-2408032 | Roof replacement | Finaled | Iss. May 2, 2024 | $58,000 | EPC - tree impact repair to affected areas. Replace damaged roof, replace sliding glass door, and concrete patio area. |
| COM-2320743 | HVAC / heat pump | Estimate | App. Sep 28, 2023 | $525,000 | 42 HVAC CHANGE OUT -ESTIMATE |
| COM-2202546 | Solar / battery storage | Finaled | Iss. May 4, 2022 | $20,000 | EPC - 39.6kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| COM-2120682 | Windows / doors / siding |