3020 T St
Sacramento 95816 · Alhambra Triangle · City of Sacramento · Coordinates: 38.56167, -121.47057
Executive Verdict · Public-Records Synthesis
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,049,000 ($923,000–$1,175,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (26 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$218,592 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Dec 2, 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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 3021 Tomato Aly: Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 11 mo.
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 3243 X St (0.34 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 (~$12,409/yr at $1,049,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,034/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 3020 T ST; 3021 TOMATO ALY; 3022 T ST
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (mixed use), not a single-family residential zone.
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: $923,000 – $1,175,000 · 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)0.34 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.
- Accessory dwelling unit at 2519 Victorian Aly (In review)0.43 mi W
Active in "In review" for 12 mo (first record Nov 13, 2025) with no new permit activity recorded in 9 mo. High-impact scale (4 housing units, $638,800 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3021 Tomato Aly (Issued)On this parcel
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 11 mo.
- New duplex at 2616 Q St (In review)0.39 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.
Entity-resolved builders & contractors in ½ mile: Johnsons Custom Carpentry (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Data Processing Air (13 in ½ mi · Remodel / interior alteration); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Pinnacle (9 in ½ mi · New single-family home); Spdarchitects (8 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2520882 | Accessory dwelling unit (new or conversion) | Issued | Iss. Dec 2, 2025 | $198,000 | EPC - Shelf-Ready ADU 1-bedroom 559 square feet, solar exempt. 4-meter setup, electrical service upgrade to 400 amps. Ca… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).