1849 39th St
Sacramento 95816 · Elmhurst · City of Sacramento · Coordinates: 38.55975, -121.45812
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 $783,000 ($689,000–$877,000).
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 5,227 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$100,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 2, 2024).
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 (0.37 mi SW, 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 (~$9,376/yr at $783,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$781/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1849 39TH 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 5,227 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: $689,000 – $877,000 · 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 3943 Colonial Way (Issued)0.37 mi SW
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.
- SB9 T Street Townhomes (Entitled)0.29 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).
- New home (Entitled)0.29 mi SE
In "Entitled" for 2.5 yr (since May 29, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2132 Gerber Ave (Entitled)0.29 mi W
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).
Entity-resolved builders & contractors in ½ mile: Wells Pools (2 on parcel, 11 in ½ mi · Pool / spa); A Construction Pro (1 on parcel, 8 in ½ mi · Accessory dwelling unit (new or conversion)); River City Window And Door (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Straight Line Roofing And Construction (1 on parcel, 1 in ½ mi · Roof replacement); Premier Pools (13 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2426222 | Roof replacement | Expired Permit | Iss. Dec 2, 2024 | $18,475 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 13 squares of Composite Class A. CRRC: 1214-0010 |
| RES-2226686 | Plan revision / deferred submittal | Complete | App. Dec 14, 2022 | — | EPC - Location of pool changed |
| RES-2212671 | Pool / spa | Finaled | Iss. Jun 29, 2022 | $90,000 | EXPEDITED - New gunite Swimming pool and spa, Pool: 288 sg.ft., plumbing, electrical. Carbon monoxide & Smoke alarms req… |
| RES-2110806 | Windows / doors / siding | Finaled | Iss. May 20, 2021 | $3,541 | Remove 2 wood windows and replace with 2 composite windows. Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| RES-2008516 |