410 Bell Ave
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64710, -121.45570
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $406,000 ($357,000–$455,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 26 documented municipal building permits on file
On-parcel permit history is indexed through Sep 25, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 2% of the lot of lot)
Zone AE: regulatory floodway (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
General repair (COM-2606252): Issued after 6 mo (12.8× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Pela Place Development (0.34 mi W, 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 (~$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:
- 192,535 sq ft (4.42 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03253
- Addresses on lot:
- 410 BELL AVE; 410 BELL AVE # 10 # 10; 410 BELL AVE # 1 # 1
Zoning & Land Use
R-2B — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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 AE: regulatory floodway (Special Flood Hazard Area) (about 2% of the lot); Zone X: reduced flood risk due to levee (about 98% of the lot) · FIRM panel 06067C0064J, effective June 16, 2015
- 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 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Pela Place Development (Entitled)0.34 mi W
In "Entitled" for 3.1 yr (since Oct 12, 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 (7 housing units across 0 permits).
- General repair (COM-2606252) (Issued)On this parcel
Issued after 6 mo (12.8× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Accessory dwelling unit at 518 Franesi Way (Entitled)0.12 mi SE
In "Entitled" for 2.5 yr (since May 20, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.41 mi E
In "Entitled" for 5.2 yr (since Sep 16, 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: Placer County Plumbing (8 on parcel, 8 in ½ mi · Plumbing / water heater / sewer); Landon W Roberts Construction (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Pacific Cities Management (1 on parcel, 1 in ½ mi · General repair); Riverland Homes (29 in ½ mi · New single-family home); Forest Services (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (26 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606252 | General repair | Issued | Iss. Sep 25, 2026 | $2,500 | EPC - SHARED PLANS (4) - 410 Bell Ave Unit #80 - Beam replacement, remove/replace subflooring, patch concrete, install w… |
| COM-2401742 | Plumbing / water heater / sewer | Finaled | Iss. Feb 5, 2024 | $1,950 | #: 23-045713 Water Heater Permit: Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside build… |
| COM-2401741 | Plumbing / water heater / sewer | Finaled | Iss. Feb 5, 2024 | $1,950 | #: 23-045713 Water Heater Permit: Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside build… |
| COM-2309131 | Plumbing / water heater / sewer | Finaled | Iss. Jun 6, 2023 | $2,400 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |