2531 32nd Ave
Sacramento 95822 · Brentwood · City of Sacramento · Coordinates: 38.52457, -121.48049
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,070 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$6,565 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 16, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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: Accessory dwelling unit at 2792 35th Ave (0.31 mi SE, issued). 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 6,070 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03024
- Addresses on lot:
- 2531 32ND AVE
Zoning & Land Use
R-1-EA-4 — Single-Unit 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-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 6,070 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: reduced flood risk due to levee (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: $383,000 – $487,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2792 35th Ave (Issued)0.31 mi SE
Active in "Issued" for 2.1 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 5892 28th St (In review)0.38 mi SE
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "257435.4" in snapshot Nov 1, 2026.
- New home at 2701 32nd Ave (Entitled)430 ft SE
In "Entitled" for 2.2 yr (since Aug 14, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 5703 28th St new ADU (Entitled)0.2 mi SE
In "Entitled" for 5.6 yr (since Mar 26, 2021), 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: Bell Brothers Heating And Air (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Connected Technology (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Americas Vinyl Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Jagir Investments (5 in ½ mi · Accessory dwelling unit (new or conversion)); Kitchen Mart (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519450 | Windows / doors / siding | Expired Permit | Iss. Sep 16, 2025 | $13,283 | CHANGE OUT 9 WINDOWS LIKE FOR LIKE ALL RETROFIT Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & … |
| RES-2518513 | Roof replacement | Finaled | Iss. Sep 3, 2025 | $26,100 | Change-out w/new ducts Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed. The new un… |
| RES-2200628 | Remodel / interior alteration | Finaled | Iss. Jan 10, 2022 | $13,080 | KITCHEN REMODEL : R/R CABINETS, COUNTERS, BACKSPLASH, SINK FAUCET, FLOORING, 4 NEW CAN LIGHTS, MOVE GAS LINE, ADD WATER … |
| RES-2126464 | Electrical / panel | Finaled | Iss. Dec 17, 2021 | $3,815 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main br… |