2470 28th Ave
Sacramento 95822 · City of Sacramento · Coordinates: 38.52628, -121.48159
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-3 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $477,000 ($405,000–$549,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 79,715 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
- ✓ 21 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 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
Fire alarm / sprinkler (COM-2618617): Pending in review for 3 mo (5.7× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2792 35th Ave (0.44 mi SE, 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 (~$5,888/yr at $477,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$491/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:
- 79,715 sq ft (1.83 ac)
- Assessor use:
- Church / Welfare · Church · Partially Exempt
- Tax rate area:
- 03364
- Addresses on lot:
- 2470 28TH AVE; 2472 28TH AVE
Zoning & Land Use
R-1-EA-3 — 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 79,715 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: $405,000 – $549,000 · 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
Nearby Activity (½ mile radius, since November 2024)
21 active or recent development projects (20 housing units across completed, permitted, and pipeline stages) and 509 total building permits recorded within ½ mile.
- New construction8 permits (6 units)
Developments Deserving Closer Investigation & Active Area Builders
- Fire alarm / sprinkler (COM-2618617) (Plan Check Wait)On this parcel
Pending in review for 3 mo (5.7× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Roof replacement (COM-2207315) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Accessory dwelling unit at 2792 35th Ave (Issued)0.44 mi SE
Active in "Issued" for 2.1 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 2580 26th Ave (Entitled)0.14 mi NE
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: Sacramento Control (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Edison Fire Extinguisher (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); M3 Fire Protection Services (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Jagir Investments (5 in ½ mi · Accessory dwelling unit (new or conversion)); Mobile Homes Plus (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (21 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2618617 | Fire alarm / sprinkler | Plan Check Wait | App. Aug 25, 2026 | $317,390 | “HSG Case 13-011151: Complete Work From Expired Permits COM-2517920, COM-2503530, COM-2414626, COM-2325273, COM-2304213,… |
| COM-2616238 | Roof replacement | Withdrawn | Iss. Jul 29, 2026 | $10,000 | #13-011151: Complete Work From Expired Permits: COM-2517920, COM-2503530, COM-2414626, COM-2325273, COM-2304213, COM-220… |
| COM-2525539 | Fire alarm / sprinkler | Issued | Iss. Dec 22, 2025 | $17,800 | EPC - REPLACE EXISTING SPRINKLER MONITORING PANEL , REPLACE EXISTING SMOKE DETECTORS, EXISTING PULL STATIONS, EXISTING H… |
| COM-2526481 | Fire alarm / sprinkler | Expired Application | App. Dec 15, 2025 | $2,500 | EPC - 1. INSTALL NEW 2-WAY FIRE DEPT CONNECTION A EXISTING BACKFLOW PREVENTER 2. INSTALL C900 UNDERGROUND PIPE RUN FROM… |