470 Jessie Ave
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64353, -121.45530
Executive Verdict · Public-Records Synthesis
Zoned R-3 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-3 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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jul 19, 2023, 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 7% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 518 Franesi Way (0.18 mi NE, 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:
- 1 sq ft (0.00 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03253
- Addresses on lot:
- 470 JESSIE AVE
Zoning & Land Use
R-3 — 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-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 7% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 35% of the lot); Zone X: reduced flood risk due to levee (about 57% 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
- Accessory dwelling unit at 518 Franesi Way (Entitled)0.18 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 (Entitled)0.41 mi E
In "Entitled" for 4.7 yr (since Mar 3, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.43 mi NE
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).
- 3801 Vern St ADU and Demo (Entitled)0.45 mi S
In "Entitled" for 5.2 yr (since Aug 17, 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: Guzman Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Riverland Homes (50 in ½ mi · New single-family home); Forest Services (5 in ½ mi · Commercial tenant improvement); Dynamic Trades (4 in ½ mi · Commercial tenant improvement); Dpr Construction A General Partnership (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2314602 | Electrical / panel | Finaled | Iss. Jul 19, 2023 | $850 | REPLACE MAIN FEEDERS FROM PULL SECTION TO THE EXISTING 100A 120/208V 1 PH METER PANEL, WIRE WAS STOLEN. LIKE FOR LIKE RE… |