2520 33rd St
Sacramento 95817 · North Oak Park · City of Sacramento · Coordinates: 38.55505, -121.47040
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $539,000 ($474,000–$604,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (32 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,240 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 18, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 97% 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
Plan revision / deferred submittal (SUB-1819454): Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (0.12 mi N, 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 (~$6,595/yr at $539,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$550/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:
- 51,401 sq ft (1.18 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03002
- Addresses on lot:
- 2520 33RD ST; 3261 1ST AVE; 3263 1ST AVE
Zoning & Land Use
R-2A — Multi-Unit Dwelling 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 R-2A (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-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (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: minimal flood hazard (about 97% of the lot); Zone X: reduced flood risk due to levee (about 3% 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: $474,000 – $604,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3243 X St (In review)0.12 mi N
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)340 ft SW
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).
- Plan revision / deferred submittal (SUB-1819454) (Abandoned)On this parcel
Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- 3500 Broadway Mixed-Use (Issued)0.3 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: Mbl And Sons (1 on parcel, 1 in ½ mi · Solar / battery storage); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Greenberg Clark (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Sonitrol Of Sacramento (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2505348 | Plumbing / water heater / sewer | Finaled | Iss. Mar 18, 2025 | $9,507 | Plumbing Permit: 1 inch, soft water line replacement with PVC pipe. Water conserving fixtures are required to be insta… |
| COM-2316460 | Fire alarm / sprinkler | Finaled | Iss. Aug 16, 2023 | $650 | EPC - Add Monitoring equipment for new Ansul protected Hood under permit COM-2310331, with existing fire alarm system up… |
| COM-2310331 | Fire alarm / sprinkler | Finaled | Iss. Jun 1, 2023 | $2,000 | EPC- Ansul Hood/Duct - Complete install of Ansul Hood/Duct fire System for ventless hood system |
| COM-2302082 | HVAC / heat pump | Finaled | Iss. Feb 14, 2023 | $17,000 | LIKE FOR LIKE CHANGEOUT OF 4 TON HVAC UNIT ON MODULAR UNIT LOCATED IN PROPERTY PARKING LOT. ALL WORK SUBJECT TO FIELD IN… |