2147 20th Ave
Sacramento 95822 · Carleton Tract · City of Sacramento · Coordinates: 38.53490, -121.48862
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 $449,000 ($395,000–$503,000).
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 Sep 11, 2026, 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: 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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (RES-1808209): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 2065 4-Plex Apartments (0.22 mi NW, 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 (~$5,569/yr at $449,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$464/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:
- 03007
- Addresses on lot:
- 2147 20TH AVE
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: 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: $395,000 – $503,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- 2065 4-Plex Apartments (Entitled)0.22 mi NW
In "Entitled" for 7.8 yr (since Jan 24, 2019), 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 across 0 permits).
- 2065 4plex (Entitled)0.23 mi NW
In "Entitled" for 3.7 yr (since Mar 1, 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 (4 housing units, $480,000 declared valuation across 2 permits).
- HVAC / heat pump (RES-1808209) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Americawest Executive Office (In review)0.4 mi NE
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Roof Improvement Pros (1 on parcel, 1 in ½ mi · Roof replacement); South Placer Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Budget Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sequoia Pacific Builders (29 in ½ mi · Demolition); Yancey (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620122 | Roof replacement | Finaled | Iss. Sep 11, 2026 | $12,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 19 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-01… |
| RES-2516157 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 1, 2025 | $1,540 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |
| RES-1808209 | HVAC / heat pump | Expired Permit | Iss. Jun 18, 2018 | $1,568 | C/O HEAT EXCHANE ON A PACKAGE HVAC UNIT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |