192 Du Bois Ave
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64229, -121.46427
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 $414,000 ($364,000–$464,000).
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 8,276 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 11, 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
- ! 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: Pela Place Development (0.48 mi N, 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 (~$5,170/yr at $414,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$431/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03252
- Addresses on lot:
- 192 DU BOIS AVE
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 8,276 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 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: $364,000 – $464,000 · 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)0.48 mi N
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).
- New home at 3836 Zapata St (Issued)0.44 mi SW
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
- New home at 3841 Zapata St (Issued)0.45 mi SW
Active in "Issued" for 4.5 yr (first record May 19, 2022) with no new permit activity recorded in 17 mo.
- New home at 17 Zapata Ct (Issued)0.49 mi SW
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: I 3 K Singhs Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Cec 1 (89 in ½ mi · New single-family home); Walter Weston Keusder (28 in ½ mi · New single-family home); Ti Builders (6 in ½ mi · Commercial tenant improvement); Forest Services (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2514610 | Roof replacement | Finaled | Iss. Jul 11, 2025 | $12,500 | Roof Permit: Tear off and install 25 squares of 30 yr laminated dimensional composition roofing material. In-progress i… |
| RES-2203195 | Roof replacement | Finaled | Iss. Feb 18, 2022 | $15,000 | 1) WINDOWS AND SLIDING GLASS DOOR REPLACEMENT. 2) REPAIR ALL WATER DAMAGED FLOORING AND SHEETROCK AS NEEDED 3) REPAIR… |
| RES-2200704 | Roof replacement | Expired Permit | Iss. Jan 10, 2022 | $1,620 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 9 squares of 30yr Laminated Dimensional Composition. In-progress insp… |