3158 S St
Sacramento 95816 · Alhambra Triangle · City of Sacramento · Coordinates: 38.56234, -121.46849
Executive Verdict · Public-Records Synthesis
Zoned R-1-SPD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $776,000 ($683,000–$869,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-SPD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,920 sq ft lot. Local precedent is active with 17 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$118,496 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 24, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Alhambra Triangle
8 substantial renovation & housing permits over 24 months (38.5 per 1,000 parcels vs. 30.4 citywide baseline) (#94 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Alhambra Triangle)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (0.39 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 (~$9,296/yr at $776,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$775/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3158 S ST; 3162 S ST
Zoning & Land Use
R-1-SPD — 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 3,920 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 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $683,000 – $869,000 · 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 3243 X St (In review)0.39 mi S
In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
- New duplex at 2616 Q St (In review)0.43 mi NW
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- W Street Four-Plexes (Entitled)0.34 mi S
In "Entitled" for 18 mo (since May 14, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
- 8 Unit Adus Detached 4000sqft Total (Issued)0.33 mi S
Active in "Issued" for 16 mo (first record Jul 24, 2025) with no new permit activity recorded in 11 mo. High-impact scale (8 housing units, $800,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Anchored Tiny Homes (1 on parcel, 7 in ½ mi · Accessory dwelling unit (new or conversion)); Imkat Construction (3 on parcel, 6 in ½ mi · Accessory dwelling unit (new or conversion)); Huft Heating And Air Conditioning (2 on parcel, 2 in ½ mi · Electrical / panel); Cal Vintage Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Mathew Phelps Enterprises (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2501694 | Electrical / panel | Finaled | Iss. Jan 24, 2025 | $2,500 | E-Permit: existing panel 200 Amps - Underground service. |
| RES-2405776 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Aug 29, 2024 | $112,000 | EPC - New 393 SQ Ft Detached ADU with 1 bedroom and 1 bathroom. Carbon monoxide & Smoke alarms required. Reference CRC… |
| RES-2418086 | Demolition | Finaled | Iss. Aug 14, 2024 | $500 | Demo Permit: Demo existing garage=350 square feet. |
| RES-2311052 | General repair | Finaled | Iss. Jun 19, 2023 | $8,900 |