4116 34th St
Sacramento 95820 · South Oak Park · City of Sacramento · Coordinates: 38.53705, -121.47088
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 $534,000 ($470,000–$598,000).
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 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$77,981 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 4, 2024).
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 (0.24 mi NW, 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 (~$6,538/yr at $534,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$545/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 · Two Family · 2 Single Family Units
- Tax rate area:
- 03098
- Addresses on lot:
- 4116 1/2 34TH ST; 4116 34TH 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: $470,000 – $598,000 · 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)0.24 mi NW
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)0.19 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)0.25 mi NE
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 4205 32nd St (Fee estimate)520 ft SW
In "Fee estimate" for 7 mo (since Apr 1, 2026), 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: Eagle Ridge Construction And Roofing (3 on parcel, 3 in ½ mi · Roof replacement); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Bonney Plumbing (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Bhandal Construction (12 in ½ mi · Accessory dwelling unit (new or conversion)); D And S Construction (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2419549 | Remodel / interior alteration | Finaled | Iss. Sep 4, 2024 | $50,000 | “ non structural remodel - complete kitchen remodel, complete bathroom remodel, remove existing wall furnace/ wall ac an… |
| RES-2308041 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Apr 25, 2023 | $20,000 | ADU at rear of lot. 4116 1/2 34th. COMPLETE REPLACEMENT 20' OF 2" AND 20' OF 3" ABS/ WATER REPIPE/ DRAIN/ WASTELINE CRA… |
| RES-2307294 | HVAC / heat pump | Finaled | Iss. Apr 13, 2023 | $20,383 | CUT IN: HVAC SYSTEM, 16SEER, 9 HSPF, 3 TON SPLIT SYSTEM, AIR HANDLER IN IN THE ATTIC. CONDENSER ON THE GROUND.The new un… |
| RES-2300053 | Roof replacement |