3961 Pell Cir
Sacramento 95838 · Pell/Main Industrial Park · City of Sacramento · Coordinates: 38.64245, -121.46520
Executive Verdict · Public-Records Synthesis
Zoned M-1-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $412,000 ($363,000–$461,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 14, 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
- ! 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: New home at 5 Brookbay Way (0.48 mi SW, 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 (~$5,147/yr at $412,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$429/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:
- 101,495 sq ft (2.33 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Boat Sales / Service
- Tax rate area:
- 03252
- Addresses on lot:
- 3961 PELL CIR
Zoning & Land Use
M-1-R — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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 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: $363,000 – $461,000 · 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
- New home at 5 Brookbay Way (Issued)0.48 mi SW
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 3836 Zapata St (Issued)0.41 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)0.43 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)0.47 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: Chavez Fencing (1 on parcel, 2 in ½ mi · Other); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · Roof replacement); Cec 1 (92 in ½ mi · New single-family home); Walter Weston Keusder (32 in ½ mi · New single-family home); Ti Builders (6 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607887 | Roof replacement | Finaled | Iss. May 14, 2026 | $22,379 | EPC - Change out like-for-like 5-ton HVAC gas package unit on the roof. 60k BTU's |
| COM-2322726 | Other | Expired Application | App. Oct 25, 2023 | $24,000 | EPC - Installation of a 10 ft tall electrified security system behind customers existing fence |