3904 Washington Ave
Sacramento 95820 · South Oak Park · City of Sacramento · Coordinates: 38.53895, -121.46330
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 $419,000 ($369,000–$469,000).
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 19,602 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
- ✓ Documented permitted upgrades (+$9,698 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 13, 2025).
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
Remodel / interior alteration (RES-2001732): Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New duplex at 3821 35th St (0.29 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 (~$5,227/yr at $419,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$436/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:
- 19,602 sq ft (0.45 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03098
- Addresses on lot:
- 3904 WASHINGTON 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 19,602 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: $369,000 – $469,000 · 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
- Remodel / interior alteration (RES-2001732) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New duplex at 3821 35th St (In review)0.29 mi W
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)0.42 mi NW
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.
- Accessory dwelling unit at 3200 40th St (Approved)0.46 mi N
In "Approved" for 4 mo (since Jul 15, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: All Wired Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Bhandal Construction (12 in ½ mi · Accessory dwelling unit (new or conversion)); Good Life Construction (6 in ½ mi · Remodel / interior alteration); D And S Construction (5 in ½ mi · New single-family home); Habitat For Humanity Of Greater Sacramento (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2517097 | Electrical / panel | Finaled | Iss. Aug 13, 2025 | $1,485 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Repair weather head/masthead work. |
| RES-2412987 | Roof replacement | Expired Permit | Iss. Jun 21, 2024 | $7,000 | REMOVING AND REPLACING 2 TON UNIT:REDO ROOF CURB TO BE DOWN SHOT: CRANE TO INSTALL THE UNIT: REMOVE AND REPLACE THERMOST… |
| RES-2001732 | Remodel / interior alteration | Finaled | Iss. Aug 19, 2020 | $23,201 | HSG Case # 19-030012 Bring into compliance 351-sqft garage conversion into bedroom built without benefit of permit |
| RES-1923991 | Repair tied to a housing/code case | Void | App. Dec 10, 2019 | $16,000 | Bring into compliance 378-sqft garage conversion into bedroom built without benefit of permit. |