4407 May St
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64786, -121.44332
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 $142,000 ($125,000–$159,000).
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 5,937 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Mar 14, 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
New home at 4413 May St: In "In review" for 20 mo (since Mar 14, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1101 Jessie Ave (0.27 mi S, 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 (~$2,069/yr at $142,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$172/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:
- 5,937 sq ft (0.14 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03155
- Addresses on lot:
- 4405 MAY ST; 4407 MAY ST
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. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- 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 5,937 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: minimal flood hazard (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: $125,000 – $159,000 · 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 4413 May St (In review)On this parcel
In "In review" for 20 mo (since Mar 14, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1101 Jessie Ave (Issued)0.27 mi S
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit (new or conversion) (RES-2505221) (Verify Wait)On this parcel
Pending in review for 20 mo (6.3× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- New single-family home (RES-2505218) (Verify Wait)On this parcel
Pending in review for 20 mo (13.5× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Entity-resolved builders & contractors in ½ mile: Bhandal Construction (2 on parcel, 9 in ½ mi · Accessory dwelling unit (new or conversion)); KB Home Sacramento (96 in ½ mi · New single-family home); Reynen And Bardis Homes (44 in ½ mi · New single-family home); Riverland Homes (33 in ½ mi · New single-family home); Integrity Pacific Builders (22 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2505221 | Accessory dwelling unit (new or conversion) | Verify Wait | App. Mar 14, 2025 | $112,026 | EPC - 8 shared plans . ADU: 665 SF, PORCH 21 SF. 2 bedroom 1 bath participating in smud solar share program Carbon … |
| RES-2505218 | New single-family home | Verify Wait | App. Mar 14, 2025 | $315,900 | EPC - 8 shared plans . SFR: FIRST FLOOR 600 SF, SECOND FLOOR 1044 SF, GARAGE 462 SF, PATIO 61 SF, PORCH 43 SF. TOTAL … |