1302 38th St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56752, -121.45738
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 $793,000 ($698,000–$888,000).
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 7,540 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$41,683 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 8, 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: 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
Pool / spa (RES-2115017): Issued after 2 mo (9.2× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 1301 32nd St (0.4 mi W, 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 (~$9,490/yr at $793,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$791/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:
- 7,540 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1302 38TH 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 7,540 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: $698,000 – $888,000 · 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)0.4 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.
- New home at 3945 L St (Issued)0.16 mi E
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $800,000 declared valuation across 3 permits).
- Accessory dwelling unit at 3958 Dub Aly (Approved)0.2 mi SE
In "Approved" for 15 mo (since Aug 25, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1223 35th St (Entitled)0.22 mi NW
In "Entitled" for 2.3 yr (since Jul 26, 2024), 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: Southgate Glass And Screen (3 on parcel, 12 in ½ mi · Remodel / interior alteration); Geremia Pools (2 on parcel, 10 in ½ mi · Pool / spa); Cccs (1 on parcel, 1 in ½ mi · Demolition); Tms Construction (29 in ½ mi · Addition (adds square footage)); Az Custom Construction (24 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2402469 | Remodel / interior alteration | Finaled | Iss. Feb 8, 2024 | $11,231 | Window Permit: Remove and replace 6 wood windows with 6 composite windows, like for like, using block frame slope still … |
| RES-2121858 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 11, 2021 | $2,423 | AA: Sewer Service replacement or repair, Dig and Bury 30 L.F. Backyard sewer line reroute |
| RES-2115017 | Pool / spa | Finaled | Iss. Aug 27, 2021 | $94,026 | EPC - New 440 SF in-ground gunite pool and 42 SF spa with gas line and spa heater. Carbon monoxide & Smoke alarms requir… |
| RES-2117424 | Demolition | Finaled | Iss. Aug 10, 2021 | $2,500 | Demolish and dispose of 320-sqft detached garage for new in-ground pool on separate permit. |
| RES-2106096 |