1099 48th St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56582, -121.44397
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $783,000 ($689,000–$877,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,269 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 6, 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: 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
Plan revision / deferred submittal (SUB-1712759): Pending in review for 9.3 yr (83.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 53rd & Folsom (0.44 mi S, 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 (~$9,376/yr at $783,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$781/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:
- 8,269 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1099 48TH ST
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,269 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $689,000 – $877,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- 53rd & Folsom (In review)0.44 mi S
In "In review" for 3 yr (since Oct 31, 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 (60 housing units, $13,597,212 declared valuation across 2 permits).
- Plan revision / deferred submittal (SUB-1712759) (Abandoned)On this parcel
Pending in review for 9.3 yr (83.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Accessory dwelling unit at 4608 Folsom Blvd (In review)0.35 mi SW
In "In review" for 4 mo (since Jul 6, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.
- 1133 47th ST DETACHED ADU (Entitled)520 ft W
In "Entitled" for 3.5 yr (since May 1, 2023), 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: Best Of Remodel (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Park Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); SE Williams Const (1 on parcel, 1 in ½ mi · Roof replacement); Tim Lewis Communities (53 in ½ mi · New single-family home); Dyer Construction (27 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604365 | Plumbing / water heater / sewer | Finaled | Iss. Mar 6, 2026 | $15,000 | R/R shower pan 60x32, shower valve (delta), toilet 1.28 GPF, vanity, fan/light, floor tiles, and update GFCI. No structu… |
| RES-1713362 | Roof replacement | Finaled | Iss. Jul 26, 2017 | $7,000 | Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. In-progress inspection r… |
| SUB-1712759 | Plan revision / deferred submittal | Abandoned | App. Jul 18, 2017 | $7,000 | Remove existing 3 tab roof install deck defense synthetic underlayment install owens Corning Decoridge hips and ridges ,… |
| RES-1609621 | Plumbing / water heater / sewer | Finaled | Iss. Jun 20, 2016 | $7,500 | Change-out installation of Gas - 040 gallon to Gas - Tankless, located inside building, screening not required. |