3996 14th Ave
Sacramento 95820 · South Oak Park · City of Sacramento · Coordinates: 38.53839, -121.46066
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 $406,000 ($357,000–$455,000).
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 249,599 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$31,410 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Sep 4, 2026).
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
Roof replacement (COM-2508592): Issued after 7 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New duplex at 3821 35th St (0.44 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 (~$5,078/yr at $406,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$423/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:
- 249,599 sq ft (5.73 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03098
- Addresses on lot:
- 3996 14TH 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 249,599 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: $357,000 – $455,000 · 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
- Roof replacement (COM-2508592) (Issued)On this parcel
Issued after 7 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Solar / battery storage (COM-2408094) (Expired Permit)On this parcel
Issued after 1 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Plan revision / deferred submittal (SUB-2000866) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Remodel / interior alteration (COM-1909469) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Lyman (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Vasko Electric (1 on parcel, 1 in ½ mi · Roof replacement); Onswitch (1 on parcel, 1 in ½ mi · Solar / battery storage); Solarado Roofing And Solar (1 on parcel, 1 in ½ mi · Roof replacement); Velex (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2619585 | Plan revision / deferred submittal | Complete | App. Sep 4, 2026 | — | REVISION TO COM-2508592- Previous approved plans should for 25' Tap rule per SMUD requirements. This new drawing is for … |
| COM-2619543 | Plan revision / deferred submittal | Void | App. Sep 3, 2026 | — | REV TO COM-2610938 - Revised Electrical work in electrical room |
| COM-2610938 | Plan revision / deferred submittal | Ready For Pickup | App. May 28, 2026 | — | EPC - REVISION TO COM-2508592 - Revised Electrical sheet for updated buss tap length |
| COM-2609322 | Plan revision / deferred submittal | Plan Check Wait | App. May 8, 2026 | — | EPC - REVISION TO COM-2508592: Moving meter location. Meter location moved on A-1.1 and on E-1.1 Location has already … |
| COM-2508592 |