3221 X St
Sacramento 95817 · North Oak Park · City of Sacramento · Coordinates: 38.55676, -121.47019
Executive Verdict · Public-Records Synthesis
Zoned R-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $561,000 ($494,000–$628,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (24 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$86,940 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 1, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (130 ft E, 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 (~$6,845/yr at $561,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3220 TIGER ALY; 3221 X ST
Zoning & Land Use
R-4 — Multi-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-4 (multifamily residential): 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 R-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (multifamily residential), 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: $494,000 – $628,000 · Status: Off market
HUD Small Area FMR (ZIP 95817) · FY 2026
Studio $1,580 · 1BR $1,660 · 2BR $2,040 · 3BR $2,720 · 4BR $3,130
Nearby Activity (½ mile radius, since November 2024)
68 active or recent development projects (164 housing units across completed, permitted, and pipeline stages) and 648 total building permits recorded within ½ mile.
- New construction16 permits (73 units)
- Adds housing (ADU)56 permits (95 units)
- Demolition15 permits
- Additions & renovations80 permits
- Building systems415 permits
- Repairs23 permits
- Other43 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3243 X St (In review)130 ft E
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.
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.17 mi S
In "In review" for 12 mo (since Oct 31, 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 (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
- W Street Four-Plexes (Entitled)350 ft NE
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).
- 3500 Broadway Mixed-Use (Issued)0.41 mi S
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Bob Jahns Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Veritas Design Build (12 in ½ mi · New single-family home); Rcp Construction (10 in ½ mi · Commercial tenant improvement); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Alli Construction (10 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608735 | Roof replacement | Finaled | Iss. May 1, 2026 | $19,466 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of Composite Class A. CRRC: 1018-0022 |
| RES-2120645 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jan 4, 2022 | $90,000 | EPC - Conversion of an existing detached garage (597 sf) into an ADU with an additional area (26 sf) - totaling in 623 S… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).