3708 S St
Sacramento 95816 · Elmhurst · City of Sacramento · Coordinates: 38.55992, -121.46068
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 $672,000 ($591,000–$753,000).
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 4,356 sq ft lot. Local precedent is active with 23 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jun 15, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Elmhurst
37 substantial renovation & housing permits over 24 months (36.3 per 1,000 parcels vs. 30.4 citywide baseline) (#49 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Elmhurst)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3943 Colonial Way (0.34 mi S, issued). 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 (~$8,111/yr at $672,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$676/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3708 S ST
Zoning & Land Use
R-1 — 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 4,356 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: minimal flood hazard (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: $591,000 – $753,000 · 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
Nearby Activity (½ mile radius, since November 2024)
50 active or recent development projects (63 housing units across completed, permitted, and pipeline stages) and 796 total building permits recorded within ½ mile.
- New construction18 permits (8 units)
- Adds housing (ADU)46 permits (57 units)
- Demolition22 permits
- Additions & renovations115 permits
- Building systems537 permits
- Repairs16 permits
- Other42 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3943 Colonial Way (Issued)0.34 mi S
Active in "Issued" for 2.1 yr (first record Oct 1, 2024) with no new permit activity recorded in 17 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 2132 Gerber Ave (Entitled)0.17 mi SW
In "Entitled" for 4.1 yr (since Sep 20, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- W Street Four-Plexes (Entitled)0.5 mi W
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).
- SB9 T Street Townhomes (Entitled)0.41 mi SE
In "Entitled" for 20 mo (since Mar 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Sierra Nevada 24 7 (1 on parcel, 1 in ½ mi · HVAC / heat pump); Anchored Tiny Homes (13 in ½ mi · Accessory dwelling unit (new or conversion)); Az Custom Construction (13 in ½ mi · Demolition); Premier Pools (12 in ½ mi · Pool / spa); Tuff Shed (11 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612389 | HVAC / heat pump | Finaled | Iss. Jun 15, 2026 | $14,248 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |