3904 Fotos Ct
Sacramento 95820 · Tahoe Park South · City of Sacramento · Coordinates: 38.53935, -121.42973
Executive Verdict · Public-Records Synthesis
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $518,000 ($456,000–$580,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Apr 30, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Tahoe Park South
30 substantial renovation & housing permits over 24 months (36.2 per 1,000 parcels vs. 30.4 citywide baseline) (#73 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Tahoe Park South)
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: 4360 63rd Street / New Building Club House (0.28 mi SW, entitled). 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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 · Two Family · Duplex
- Tax rate area:
- 03016
- Addresses on lot:
- 3904 FOTOS CT; 6410 14TH AVE
Zoning & Land Use
R-2 — Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
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 06067C0195H, 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: $456,000 – $580,000 · 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)
23 active or recent development projects (51 housing units across completed, permitted, and pipeline stages) and 696 total building permits recorded within ½ mile.
- New construction18 permits (15 units)
- Adds housing (ADU)18 permits (19 units)
- Demolition2 permits
- Additions & renovations49 permits
- Building systems579 permits
- Repairs12 permits
- Other18 permits
Developments Deserving Closer Investigation & Active Area Builders
- 4360 63rd Street / New Building Club House (Entitled)0.28 mi SW
In "Entitled" for 3.3 yr (since Jul 20, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units, $91,969 declared valuation across 7 permits).
- 4000 65th Street ADU (Entitled)410 ft SE
In "Entitled" for 5.4 yr (since Jun 18, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3757 Marjorie Way (Entitled)480 ft NW
In "Entitled" for 2.5 yr (since Apr 26, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes at 3975 67th St (Entitled)0.22 mi E
In "Entitled" for 3.3 yr (since Jul 18, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Gilmore Services (3 on parcel, 3 in ½ mi · HVAC / heat pump); Independent Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Always Affordable Plumbing And HVAC (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); John Mansfield (28 in ½ mi · New single-family home); Caldwell Construction (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608680 | Plumbing / water heater / sewer | Finaled | Iss. Apr 30, 2026 | $2,500 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located outside building, within Existing Exterior Encl… |
| RES-2608679 | Plumbing / water heater / sewer | Finaled | Iss. Apr 30, 2026 | $2,500 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located outside building, within Existing Exterior Encl… |
| RES-2309943 | Roof replacement | Expired Permit | Iss. May 17, 2023 | $12,392 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2223773 | Plumbing / water heater / sewer | Finaled | Iss. Nov 8, 2022 | $2,422 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |
| RES-2015461 | Roof replacement | Expired Permit | Iss. Aug 27, 2020 | $12,392 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2002084 | HVAC / heat pump | Finaled | Iss. Feb 6, 2020 | $11,444 | No Duct Work Permitted. Change-out Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall … |