4117 U St
Sacramento 95817 · Elmhurst · City of Sacramento · Coordinates: 38.55724, -121.45639
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 $669,000 ($589,000–$749,000).
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 6,000 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$148,432 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 20, 2025).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-2010346): Issued after 2 yr (17.4× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Office Conversion (0.48 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 (~$8,077/yr at $669,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$673/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:
- 6,000 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 4117 U 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 6,000 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: $589,000 – $749,000 · 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)
41 active or recent development projects (81 housing units across completed, permitted, and pipeline stages) and 715 total building permits recorded within ½ mile.
- New construction7 permits (1 units)
- Adds housing (ADU)38 permits (41 units)
- Demolition20 permits
- Additions & renovations91 permits
- Building systems508 permits
- Repairs16 permits
- Other35 permits
Developments Deserving Closer Investigation & Active Area Builders
- Office Conversion (Issued)0.48 mi S
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 22 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
- Addition (adds square footage) (RES-2010346) (Expired Permit)On this parcel
Issued after 2 yr (17.4× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Accessory dwelling unit at 3943 Colonial Way (Issued)0.3 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.
- Accessory dwelling unit at 4850 U St (Issued)0.44 mi SE
Active in "Issued" for 2.8 yr (first record Feb 7, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Peach Electric (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Yancey (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Tomlinson Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (12 in ½ mi · Pool / spa); Az Custom Construction (10 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512856 | Remodel / interior alteration | Finaled | Iss. Jun 20, 2025 | $1,395 | Install EV charger. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FI… |
| RES-2304869 | Addition (adds square footage) | Finaled | Iss. Mar 15, 2023 | $26,292 | EPC - PERMIT TO GET FINAL INSPECTION ON EXPIRED PERMIT RES-2010346. - ADDTION OF AN MASTER BED AND BATH @ 193 sf / PER… |
| RES-2010346 | Addition (adds square footage) | Expired Permit | Iss. Jun 16, 2022 | $175,945 | EPC - ADDTION OF AN MASTER BED AND BATH @ 193 sf / PERMITTING AN (NON PERMITTED) "PATIO / SUNROOM @ 124SF; WATER CO… |
| RES-1602193 | Remodel / interior alteration | Finaled | Iss. Feb 16, 2016 | $45,000 | EXPEDITED - KITCHEN REMODEL, REPLACE CABINETS, COUNTERS, APPLIANCES, PAINTBACKSPLASH, FRAME, CONCRETE, LIGHTING & FIXTUR… |