3233 11th Ave
Sacramento 95817 · Central Oak Park · City of Sacramento · Coordinates: 38.54223, -121.47241
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 $455,000 ($400,000–$510,000).
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 5,663 sq ft lot. Local precedent is active with 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$5,808 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 6, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.27 mi SW, 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 (~$5,637/yr at $455,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$470/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03002
- Addresses on lot:
- 3233 11TH AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 5,663 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: $400,000 – $510,000 · 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
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.27 mi SW
In "In review" for 4.1 yr (since Sep 29, 2022), 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, $590,212 declared valuation across 4 permits).
- New duplex at 3821 35th St (In review)0.26 mi SE
In "In review" for 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
- New home at 3750 Reggae Aly (In review)0.37 mi NE
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.
- Accessory dwelling unit at 3240 9th Ave (Entitled)460 ft N
In "Entitled" for 2.7 yr (since Mar 12, 2024), 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: Dinwiddie Hines Construction (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Ducks Plumbing And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bhandal Construction (13 in ½ mi · New single-family home); Connected Technology (10 in ½ mi · Remodel / interior alteration); Premier Pools (9 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2321320 | Remodel / interior alteration | Finaled | Iss. Oct 6, 2023 | $12,000 | Bathroom Remodel Permit: Convert walk in closet to bathroom #2. No changes to the existing structure. Water conserving… |
| RES-2319142 | Plan revision / deferred submittal | Complete | App. Sep 8, 2023 | — | EPC - REVISION TO RES-2304145- Move interior non-load bearing wall. Add 1 window. |
| RES-2304145 | Roof replacement | Finaled | Iss. Mar 21, 2023 | $86,935 | EPC - Tree damage repairs, Insulation, Framing, Drywall, Roofing, Paint, Flooring, Stucco, Cabinets, Countertops, Finish… |
| RES-2000071 | Plumbing / water heater / sewer | Finaled | Iss. Jan 2, 2020 | $2,200 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |