1428 39th St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56532, -121.45697
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 $972,000 ($855,000–$1,089,000).
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 28,778 sq ft lot. Local precedent is active with 14 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$150,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 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)
about 3% 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
Kapicka Residence + ADU: In "Entitled" for 7.1 yr (since Oct 14, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 1301 32nd St (0.49 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 (~$11,531/yr at $972,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$961/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:
- 28,778 sq ft (0.66 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1428 39TH ST
Zoning & Land Use
R-1 — Single-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-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 28,778 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 (about 3% of the lot); Zone X: reduced flood risk due to levee (about 97% 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: $855,000 – $1,089,000 · 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
- Kapicka Residence + ADU (Entitled)On this parcel
In "Entitled" for 7.1 yr (since Oct 14, 2019), 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 1301 32nd St (In review)0.49 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.
- Plumbing / water heater / sewer (RES-2225781) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Remodel / interior alteration (RES-2225780) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Henley Homes (3 on parcel, 3 in ½ mi · Other); Cmdesign (1 on parcel, 1 in ½ mi · Pool / spa); Tms Construction (24 in ½ mi · Remodel / interior alteration); Wells Pools (21 in ½ mi · Pool / spa); Az Custom Construction (19 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2501567 | Plan revision / deferred submittal | Complete | App. Jan 23, 2025 | — | EPC - REVISION TO RES-2225781 REVISION TO DELETE PROPOSED SHADE STRUCTURE IN BACKYARD. SHARED PLANS WERE REVEIEWED… |
| RES-2418598 | Pool / spa | Finaled | Iss. Aug 21, 2024 | $20,000 | Pool Re-plaster - new pump filter and control system Carbon monoxide & Smoke alarms required. Reference CRC sections R31… |
| RES-2410089 | Other | Expired Permit | Iss. Jun 20, 2024 | $45,000 | EPC - REMOVE 150 L.F. OF EXISTING 6' TALL WOOD FENCE ALONG 39TH ST. AND REPLACE WITH NEW 6' TALL CMU 8"X8"X16" SPLIT-FAC… |
| RES-2225781 | Plumbing / water heater / sewer | Finaled | Iss. May 23, 2023 |