39 Decathlon Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47692, -121.45464
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $398,000 ($350,000–$446,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 10, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 4% of the lot of lot)
Zone AH: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-2427968): Pending in review for 22 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 3990 Deer Run Way ADU (0.39 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 (~$4,987/yr at $398,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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:
- 6,380 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 39 DECATHLON CIR
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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AH) covers about 4% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,380 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AH) covers about 4% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone X: reduced flood risk due to levee (about 96% of the lot) · FIRM panel 06067C0302H, 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: $350,000 – $446,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · 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-2427968) (Estimate)On this parcel
Pending in review for 22 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- 3990 Deer Run Way ADU (Entitled)0.39 mi SW
In "Entitled" for 5.4 yr (since Jun 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 Lander Ct ADU (Entitled)0.43 mi S
In "Entitled" for 5.3 yr (since Jul 29, 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 3970 Deer Run Way (Issued)0.39 mi SW
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 4.8 yr.
Entity-resolved builders & contractors in ½ mile: All City Construction And Drywall (1 on parcel, 1 in ½ mi · HVAC / heat pump); Woodside 05n (52 in ½ mi · New single-family home); Pacific Builders (7 in ½ mi · Addition (adds square footage)); F And T Investments (5 in ½ mi · Remodel / interior alteration); Quality First Home Improvement (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2504872 | Remodel / interior alteration | Finaled | Iss. Apr 10, 2025 | $850 | EPC - Convert existing room into Bedroom. All inter work, adding closet. The proposed project involves the construction … |
| RES-2427968 | Remodel / interior alteration | Estimate | App. Dec 30, 2024 | $500 | EPC - BUILD A NEW CLOSET TO CONVERT A ROOM INTO A BEDROOM. |
| RES-1910753 | HVAC / heat pump | Finaled | Iss. Jun 12, 2019 | $9,000 | hsg # 19-013554 Minor Dry rot repair to Facia, and Repair wholes in shake siding. Remove over hang on side of house. Re… |