3552 7th Ave
Sacramento 95817 · Central Oak Park · City of Sacramento · Coordinates: 38.54459, -121.46841
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 $469,000 ($413,000–$525,000).
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 134,165 sq ft lot. Local precedent is active with 21 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,124 contributory est.)
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Jul 26, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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
HVAC / heat pump (COM-1822812): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
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 2832 34th St (0.47 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 (~$5,797/yr at $469,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$483/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:
- 134,165 sq ft (3.08 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03002
- Addresses on lot:
- 3517 9TH AVE; 3535 9TH AVE; 3536 7TH AVE
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 134,165 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: reduced flood risk due to levee (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: $413,000 – $525,000 · 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)0.47 mi N
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).
- HVAC / heat pump (COM-1822812) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- New garage / accessory structure (COM-1606347) (Estimate)On this parcel
Pending in review for 10.5 yr (55.8× the 69d median) — slower than 90% of new garage / accessory structure permits in City of Sacramento (median 69d, 90th pct 261d, n=231).
- New home at 3750 Reggae Aly (In review)0.11 mi E
In "In review" for 5 mo (since Jun 12, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Clarke And Rush Mechanical (6 on parcel, 6 in ½ mi · HVAC / heat pump); Eagle Ridge Construction And Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); River City Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Raylee Lighting And Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2315685 | Commercial tenant improvement | Expired Application | App. Jul 26, 2023 | $195,000 | EPC - Renovation of existing commercial kitchen into an all-electric kitchen, and an associated SMUD electrical service … |
| COM-2220123 | Roof replacement | Finaled | Iss. Sep 29, 2022 | $29,910 | Remove existing BUR cap sheet roofing and install new 60 mill TPO Single Ply. See attached site plan for building affect… |
| COM-2219231 | HVAC / heat pump | Expired Permit | Iss. Sep 14, 2022 | $13,000 | HVAC C/O LIKE FOR LIKE 5 TON GAS/ELECTRIC RTU W/ECONOMIZER Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| COM-2123424 | Remodel / interior alteration | Finaled | Iss. Nov 19, 2021 | $12,800 | EPC - Remove and replace existing 5 ton gas/electric package unit |