3841 Sherman Way
Sacramento 95817 · Med Center · City of Sacramento · Coordinates: 38.55474, -121.46219
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 $548,000 ($482,000–$614,000).
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 6,970 sq ft lot. Local precedent is active with 20 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$48,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 28, 2025).
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 (0.43 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 (~$6,697/yr at $548,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$558/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3841 SHERMAN WAY
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 6,970 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: $482,000 – $614,000 · 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)0.43 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)320 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)0.46 mi SE
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 21 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.49 mi W
In "In review" for 12 mo (since Oct 31, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Best Of Remodel (1 on parcel, 2 in ½ mi · Remodel / interior alteration); B Line Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Southgate Glass And Screen (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · HVAC / heat pump); Cga Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2510843 | Remodel / interior alteration | Finaled | Iss. May 28, 2025 | $28,000 | KITCHEN REMODEL. "R/R CABINETS; R/R COUNTER TOPS; INSTALL APPLIANCES; UPDATE GFCI; NEW CAN LIGHTS; FLOOR; TEXTURE; PAIN… |
| RES-2321681 | Remodel / interior alteration | Finaled | Iss. Oct 11, 2023 | $46,511 | Window Permit: Remove and replace 15 wood windows and 1 wood patio door with 15 wood composite windows and 1 wood/compo… |
| RES-1800839 | HVAC / heat pump | Finaled | Iss. Jan 15, 2018 | $15,150 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-1716063 | Roof replacement | Finaled | Iss. Sep 5, 2017 | $10,975 | E-Permit: Tear Off - NO RESHEET, 1 layer(s), 28 squares of 30yr Laminated Dimensional Composition. CRRC: 08900011. Carbo… |