3285 5th Ave
Sacramento 95817 · North Oak Park · City of Sacramento · Coordinates: 38.54972, -121.47213
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 $638,000 ($561,000–$715,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$110,696 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 21, 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)
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
Remodel / interior alteration (COM-1925449): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2832 34th St (0.14 mi NE, 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 (~$7,723/yr at $638,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$644/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:
- 71,003 sq ft (1.63 ac)
- Assessor use:
- Church / Welfare · Private School · Exempt
- Tax rate area:
- 03002
- Addresses on lot:
- 2954 33RD ST; 2964 33RD ST; 3227 5TH AVE
Zoning & Land Use
R-4 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Public/Quasi-Public
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: 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: $561,000 – $715,000 · 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 2832 34th St (In review)0.14 mi NE
In "In review" for 2 yr (since Nov 5, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).
- Remodel / interior alteration (COM-1925449) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Plan revision / deferred submittal (SUB-1924958) (Abandoned)On this parcel
Pending in review for 6.9 yr (61.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Remodel / interior alteration (COM-1903695) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Rcp Construction (2 on parcel, 13 in ½ mi · Commercial tenant improvement); Carr Electric (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Everon (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); All Seasons Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); A Construction Pro (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2505241 | Fire alarm / sprinkler | Finaled | Iss. Mar 21, 2025 | $49,366 | EPC - Fire Alarm System Like for Like Replacement |
| COM-2308755 | Commercial tenant improvement | Finaled | Iss. Jun 30, 2023 | $325,000 | EPC - SCOPE OF WORK INCLUDES ALL CONSTRUCTION AND SERVICES REQUIRED TO PROVIDE: BLDG C 1. DEMOLITION OF EXISTING FINIS… |
| COM-1925449 | Remodel / interior alteration | Finaled | Iss. Mar 25, 2020 | $243,413 | EPC Submittal - Remodel of Commercial Building - Replace one existing rooftop multizone air conditioning unit with a new… |
| SUB-1924958 | Plan revision / deferred submittal | Abandoned | App. Dec 20, 2019 | $243,413 | EPC Submittal - Remodel of Commercial Building - Replace one existing rooftop multizone air conditioning unit with a new… |