3866 65th St
Sacramento 95820 · Tahoe Park · City of Sacramento · Coordinates: 38.53982, -121.42822
Executive Verdict · Public-Records Synthesis
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $485,000 ($427,000–$543,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 4, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: 4360 63rd Street / New Building Club House (0.35 mi SW, entitled). 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 (~$5,979/yr at $485,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$498/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:
- 30,340 sq ft (0.70 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03005
- Addresses on lot:
- 3866 65TH ST
Zoning & Land Use
R-2 — Duplex 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-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
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 06067C0195H, 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: $427,000 – $543,000 · 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
- 4360 63rd Street / New Building Club House (Entitled)0.35 mi SW
In "Entitled" for 3.3 yr (since Jul 20, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units, $91,969 declared valuation across 7 permits).
- 4000 65th Street ADU (Entitled)450 ft S
In "Entitled" for 5.4 yr (since Jun 18, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes at 3975 67th St (Entitled)0.14 mi E
In "Entitled" for 3.3 yr (since Jul 18, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 3757 Marjorie Way (Entitled)0.15 mi W
In "Entitled" for 2.5 yr (since Apr 26, 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: Papotto Construction (2 on parcel, 2 in ½ mi · Roof replacement); Sonray Solar (1 on parcel, 1 in ½ mi · Roof replacement); John Mansfield (31 in ½ mi · New single-family home); Caldwell Construction (11 in ½ mi · Remodel / interior alteration); Jackson Properties (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2009357 | Roof replacement | Finaled | Iss. Jun 4, 2020 | $36,920 | INSTALL 69 SQS OF 30 YR COOL ROOF 0890-0018a COMPOSITION OVER #30LB FELT. EXISTING ROOF REMOVED BY OTHERS. |
| COM-1822060 | Roof replacement | Finaled | Iss. Nov 15, 2018 | $1,530 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 8.5 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |
| COM-1822057 | Roof replacement | Withdrawn | App. Nov 15, 2018 | $1,500 | Reroof Comp shingle overlay. Original 3tab comp. Aprox. 8.5 squares. |