1433 42nd St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56414, -121.45231
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 $851,000 ($749,000–$953,000).
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 6,950 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
- ✓ Documented permitted upgrades (+$79,350 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 27, 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: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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) (RES-2319446): Issued after 7 mo (4.7× 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 4608 Folsom Blvd (0.26 mi SE, 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 (~$10,151/yr at $851,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$846/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:
- 6,950 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1433 42ND 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 6,950 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: reduced flood risk due to levee (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: $749,000 – $953,000 · 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
- Addition (adds square footage) (RES-2319446) (Finaled)On this parcel
Issued after 7 mo (4.7× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Accessory dwelling unit at 4608 Folsom Blvd (In review)0.26 mi SE
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.
- New home at 3945 L St (Issued)0.28 mi NW
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 1336 42nd St (Entitled)490 ft N
In "Entitled" for 23 mo (since Dec 11, 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: Dew Hiersoux Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Nor Cal Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Greenberg Clark (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Surge Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Dyer Construction (29 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425813 | HVAC / heat pump | Finaled | Iss. Nov 27, 2024 | $28,134 | HVAC Permit: HVAC change out like for like. Single family 4 bedroom home, single zone system, natural gas/electric: 48K… |
| RES-2410237 | Plan revision / deferred submittal | Complete | App. May 10, 2024 | — | EPC - REVISION TO RES-2319446 Minor footing revision after demo and site inspection. See Delta 1 on SE-1 and SE-2 plans |
| RES-2319446 | Addition (adds square footage) | Finaled | Iss. Mar 28, 2024 | $115,000 | EPC - 98 sf addition to expand kitchen, 98 sf patio addition, remodel dining room, remodel 2nd floor to add new laundry … |
| RES-2011803 | Electrical / panel | Finaled | Iss. Jul 8, 2020 | $3,500 | E-Permit: existing panel 100 Amps - Overhead service, main breaker replacement. |