399 Du Bois Ave
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64387, -121.45917
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 $432,000 ($380,000–$484,000).
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
- ✓ Documented permitted upgrades (+$18,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 10, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Pela Place Development (0.37 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 350 JESSIE AVE; 399 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: $380,000 – $484,000 · 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
Nearby Activity (½ mile radius, since November 2024)
5 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 267 total building permits recorded within ½ mile.
- New construction3 permits (2 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations20 permits
- Building systems210 permits
- Repairs6 permits
- Other26 permits
Developments Deserving Closer Investigation & Active Area Builders
- Pela Place Development (Entitled)0.37 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).
- Accessory dwelling unit at 518 Franesi Way (Entitled)0.32 mi NE
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 at 4524 Austin St (Issued)0.43 mi N
Active in "Issued" for 2.4 yr (first record Jun 26, 2024) with no new permit activity recorded in 14 mo.
- Pell Circle Warehouse (Finaled / completed)0.32 mi W
High-impact scale ($9,980,006 declared valuation across 15 permits).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Electrical / panel); New Era Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Forest Services (5 in ½ mi · Commercial tenant improvement); Kprs Construction Services (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612089 | Solar / battery storage | Issued | Iss. Jun 10, 2026 | $47,152 | Reviewed by SolarApp+ 7.8kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2612083 | Electrical / panel | Issued | Iss. Jun 10, 2026 | $2,111 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 225 Amps, Reuse Existing weather head/masthead work… |
| RES-2509307 | Plumbing / water heater / sewer | Finaled | Iss. May 9, 2025 | $20,174 | Plumbing Permit: Re route all water lines from slab to attic and feed down all plumbing fixtures. Water conserving fixt… |
| RES-2421078 | Plumbing / water heater / sewer | Finaled | Iss. Sep 30, 2024 | $4,400 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |
| RES-2318672 | Roof replacement | Finaled | Iss. Aug 31, 2023 | $10,625 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2100496 | Roof replacement | Finaled | Iss. Jan 13, 2021 | $15,000 | E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-012… |