2909 13th Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.54050, -121.47471
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 $385,000 ($339,000–$431,000).
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 4,356 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 15, 2024, 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: Franklin Blvd Mixed Use Bldg A and Site Work (0.12 mi S, 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 (~$4,839/yr at $385,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$403/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03361
- Addresses on lot:
- 2909 13TH AVE
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 4,356 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: $339,000 – $431,000 · 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)
40 active or recent development projects (41 housing units across completed, permitted, and pipeline stages) and 645 total building permits recorded within ½ mile.
- New construction19 permits (32 units)
- Adds housing (ADU)30 permits (32 units)
- Demolition9 permits
- Additions & renovations63 permits
- Building systems484 permits
- Repairs10 permits
- Other30 permits
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.12 mi S
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).
- Accessory dwelling unit at 3320 20th Ave (Issued)0.47 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.
- New duplex at 3821 35th St (In review)0.34 mi E
In "In review" for 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3449 12th Ave (Issued)0.29 mi E
Active in "Issued" for 2.1 yr (first record Sep 30, 2024) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Rk Mechanical Air Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); The Right Choice Home Remodeling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sparky Electric And Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Black Pine Builders (47 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425160 | Plumbing / water heater / sewer | Finaled | Iss. Nov 15, 2024 | $10,000 | Kitchen Remodel like for like non- structural. To replace Sink, Hood, Garbage Disposal, 4 lights, 10 outlets & Switche… |
| RES-2414011 | HVAC / heat pump | Finaled | Iss. Jun 26, 2024 | $15,565 | No Duct Work Permitted. Change-out Split System to Mini-Split System. The existing unit shall be removed. The new unit s… |
| RES-2407296 | HVAC / heat pump | Void | Iss. Apr 5, 2024 | $15,565 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-2404010 | Electrical / panel | Finaled | Iss. Feb 23, 2024 | $4,410 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, m… |
| RES-2401103 | Plumbing / water heater / sewer | Finaled | Iss. Jan 16, 2024 | $5,100 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |