3933 32nd St
Sacramento 95820 · South Oak Park · City of Sacramento · Coordinates: 38.53895, -121.47201
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 $370,000 ($326,000–$414,000).
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 5,227 sq ft lot. Local precedent is active with 11 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 May 6, 2022, 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 (0.15 mi W, 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 (~$4,668/yr at $370,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$389/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03017
- Addresses on lot:
- 3933 32ND 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 5,227 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: $326,000 – $414,000 · 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)0.15 mi W
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)0.33 mi S
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)0.21 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.
- New home at 3750 Reggae Aly (In review)0.5 mi NE
In "In review" for 5 mo (since Jun 12, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Todd E Bird (2 on parcel, 2 in ½ mi · Electrical / panel); South Placer Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kelly Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bhandal Construction (12 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2209583 | HVAC / heat pump | Expired Permit | Iss. May 6, 2022 | $14,107 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2204425 | Plumbing / water heater / sewer | Finaled | Iss. Feb 28, 2022 | $1,500 | E-Permit: Drain Line replacement or repair, 4 L.F. Water Re-pipe, 4 L.F. Gas Line replacement, repair, or new leg, 2 L.F… |
| RES-2204423 | Electrical / panel | Finaled | Iss. Feb 28, 2022 | $1,200 | E-Permit: existing panel 100 Amps - Overhead service, adding 12 outlets (120V). |
| RES-2203887 | Roof replacement | Expired Permit | Iss. Feb 21, 2022 | $8,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 12 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-011… |