4964 13th Ave
Sacramento 95820 · West Tahoe Park · City of Sacramento · Coordinates: 38.53969, -121.44792
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 $576,000 ($507,000–$645,000).
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 6,098 sq ft lot. Local precedent is active with 19 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$134,555 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 6, 2026).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Gateway East Affordable Mixed Use (0.32 mi NW, issued). 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 (~$7,016/yr at $576,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$585/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 4964 13TH 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 6,098 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: $507,000 – $645,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Gateway East Affordable Mixed Use (Issued)0.32 mi NW
Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
- Donner Field Senior Aprts (Affordable Housing) (Issued)0.45 mi NW
Active in "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- The Remington (In review)0.16 mi W
In "In review" for 18 mo (since May 14, 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 (68 housing units, $12,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 4110 52nd St (Issued)0.22 mi SE
Active in "Issued" for 2.6 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Olive Homes (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Air Metal Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lg General Contractors (13 in ½ mi · Addition (adds square footage)); Solid Construction And Design (8 in ½ mi · Remodel / interior alteration); Anchored Tiny Homes (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609978 | Addition (adds square footage) | Issued | Iss. Aug 6, 2026 | $179,406 | EPC - 627 SQ FT SECOND STORY ADDITION, 230 SQ FT FIRST STORY GARAGE CONVERSION. ADDING A BATHROOM AND 2 BEDROOMS ON THE … |
| RES-2010234 | HVAC / heat pump | Finaled | Iss. Jun 16, 2020 | $9,900 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |