3957 28th St
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53821, -121.47619
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 $369,000 ($325,000–$413,000).
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 2,614 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 19, 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: 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)
- ! Delayed or open permit activity on this parcel
Roof replacement (RES-2614380): Issued after 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (460 ft NE, 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 (~$4,657/yr at $369,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$388/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03363
- Addresses on lot:
- 3957 28TH ST
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 2,614 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: $325,000 – $413,000 · 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
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)460 ft NE
In "In review" for 4.1 yr (since Sep 29, 2022), 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, $590,212 declared valuation across 4 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Roof replacement (RES-2614380) (Issued)On this parcel
Issued after 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Roof replacement (RES-2310178) (Expired Permit)On this parcel
Issued after 10 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Accessory dwelling unit at 3320 20th Ave (Issued)0.39 mi SE
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Perspective Builders (2 on parcel, 2 in ½ mi · Roof replacement); Black Pine Builders (30 in ½ mi · New single-family home); Bhandal Construction (12 in ½ mi · Accessory dwelling unit (new or conversion)); Premier Pools (7 in ½ mi · Pool / spa); Abrahams Construction (6 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-2614380 | Roof replacement | Issued | Iss. Oct 19, 2026 | $100,000 | EPC - #22-024852. Continuation of last permit# RES-2310178. Legalize 97sf addition to bathroom and raise roof/ceiling he… |
| RES-2600510 | Roof replacement | Expired Application | App. Jan 9, 2026 | $100,000 | HSG#: 22-024852 Permit to complete work commenced under:RES-2310178 EPC - Legalize 97 sqft addition to bathroom and ra… |
| RES-2310178 | Roof replacement | Expired Permit | Iss. Mar 20, 2024 | $365,000 | EPC - Legalize 97 sqft addition to bathroom and raise roof/ceiling height. Complete house remodel, complete re-roof, com… |