3849 Sherman Way
Sacramento 95817 · Med Center · City of Sacramento · Coordinates: 38.55471, -121.46203
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 $554,000 ($488,000–$620,000).
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 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 (+$63,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 14, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Med Center
20 substantial renovation & housing permits over 24 months (37.7 per 1,000 parcels vs. 30.4 citywide baseline) (#51 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Med Center)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (0.44 mi W, 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 (~$6,766/yr at $554,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$564/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:
- 03005
- Addresses on lot:
- 2378 39TH ST; 3849 SHERMAN WAY
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: 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: $488,000 – $620,000 · 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 3243 X St (In review)0.44 mi W
In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3943 Colonial Way (Issued)280 ft E
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.
- Office Conversion (Issued)0.45 mi SE
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).
- 3500 Broadway Mixed-Use (Issued)0.43 mi SW
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Fo Kitchen And Baths General Contractor (4 on parcel, 5 in ½ mi · Accessory dwelling unit (new or conversion)); Veritas Design Build (12 in ½ mi · New single-family home); Alli Construction (10 in ½ mi · New single-family home); Anchored Tiny Homes (10 in ½ mi · Accessory dwelling unit (new or conversion)); Indie Capital Constructors (8 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2120430 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Oct 14, 2021 | $20,000 | EPC - Convert 182 SQ FT of Existing Detached Garage to New ADU. Carbon monoxide & Smoke alarms required. Reference CRC… |
| RES-2110144 | Accessory dwelling unit (new or conversion) | Withdrawn | Iss. Jul 7, 2021 | $20,000 | EPC - Convert 182 SQ FT of Existing Detached Garage to New ADU. Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-2110141 | Accessory dwelling unit (new or conversion) | Void | App. May 12, 2021 | $20,000 | EPC - Convert 182 SQ FT of Existing Detached Garage to ADU (habitable living space) |
| RES-2106381 | Accessory dwelling unit (new or conversion) |