2981 26th Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.52900, -121.47524
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 $437,000 ($385,000–$489,000).
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 13,504 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$16,434 contributory est.)
Public building records show issued construction/renovation work on this parcel (22 total permits, latest Feb 5, 2019).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3320 20th Ave (0.43 mi NE, 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 (~$5,432/yr at $437,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$453/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:
- 13,504 sq ft (0.31 ac)
- Assessor use:
- Residential · Court
- Tax rate area:
- 03365
- Addresses on lot:
- 2981 26TH AVE; 2981 26TH AVE UNIT 1 UNIT 1; 2981 26TH AVE UNIT 2 UNIT 2
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 4)
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 13,504 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: 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: $385,000 – $489,000 · 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
Nearby Activity (½ mile radius, since November 2024)
36 active or recent development projects (35 housing units across completed, permitted, and pipeline stages) and 401 total building permits recorded within ½ mile.
- New construction10 permits (7 units)
- Adds housing (ADU)26 permits (31 units)
- Demolition5 permits
- Additions & renovations39 permits
- Building systems277 permits
- Repairs8 permits
- Other36 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3320 20th Ave (Issued)0.43 mi NE
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.
- New home at 3071 29th Ave (In review)0.14 mi SE
In "In review" for 11 mo (since Dec 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2961 29th Ave SFR (Entitled)0.16 mi S
In "Entitled" for 4.3 yr (since Aug 12, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2580 26th Ave (Entitled)0.26 mi W
In "Entitled" for 4 yr (since Nov 7, 2022), 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: Fulmor (16 on parcel, 16 in ½ mi · Plumbing / water heater / sewer); Jagir Investments (7 in ½ mi · Accessory dwelling unit (new or conversion)); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Glad Construction (3 in ½ mi · Accessory dwelling unit (new or conversion)); Envision Contracting (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (22 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1902135 | Plumbing / water heater / sewer | Finaled | Iss. Feb 5, 2019 | $5,500 | UNIT #8 Full Kitchen & Bath remodel to include cabinet & countertops, vanity with new sinks & fixtures, upgrade electric… |
| RES-1817308 | Remodel / interior alteration | Finaled | Iss. Sep 6, 2018 | $10,750 | interior remodel #2, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| RES-1817307 | Plumbing / water heater / sewer | Finaled | Iss. Sep 6, 2018 | $10,750 | UNIT #1**Interior remodel kitchen, bathroom, c/o (3) windows like for like, flooring, siding repair, connect to new ser… |
| RES-1817303 | Remodel / interior alteration | Finaled | Iss. Sep 6, 2018 | $10,750 | interior remodel #3, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| COM-1817306 | Plumbing / water heater / sewer | Void | App. Sep 6, 2018 | $10,750 | UNIT #1**Interior remodel kitchen, bathroom, c/o (3) windows like for like, flooring, siding repair, connect to new ser… |
| COM-1817302 | Plumbing / water heater / sewer | Void | App. Sep 6, 2018 | $10,750 | interior remodel #2, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| RES-1808600 | Plumbing / water heater / sewer | Withdrawn | Iss. May 8, 2018 | $10,750 | interior remodel #2, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| RES-1808596 | Plumbing / water heater / sewer | Withdrawn | Iss. May 8, 2018 | $10,750 | interior remodel #3, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| RES-1808593 | Plumbing / water heater / sewer | Finaled | Iss. May 8, 2018 | $1,612 | interior remodel #7, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| RES-1808590 | Plumbing / water heater / sewer | Withdrawn | Iss. May 8, 2018 | $10,750 | UNIT #1**Interior remodel kitchen, bathroom, c/o (3) windows like for like, flooring, siding repair, connect to new ser… |
| RES-1706604 | Remodel / interior alteration | Expired Permit | Iss. Apr 25, 2017 | $10,750 | UNIT #1**Interior remodel kitchen, bathroom, c/o (3) windows like for like, flooring, siding repair, connect to new ser… |
| RES-1706599 | Remodel / interior alteration | Issued | Iss. Apr 25, 2017 | $10,750 | interior remodel #3, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |
| COM-1612251 | Plan revision / deferred submittal | Complete | App. Aug 3, 2016 | — | EXPEDITED - REVISION TO COM-1608140 AS FOLLOWS: 400 AMP SINGLE PHASE WITH 8 METERS. |
| COM-1608140 | Remodel / interior alteration | Finaled | Iss. Jun 8, 2016 | $2,500 | SERVICE PANEL UPGRADE TO 400A SINGLE PHASE FOR 8 UNIT DEVELOPMENT. (X-REF COM-1517155) |
| RES-1605389 | Plumbing / water heater / sewer | Expired Permit | Iss. May 24, 2016 | $10,750 | interior remodel #2, complete kitchen and bathroom remodel, c/o existing windows like for like no changes to the openin… |