713 Macarthur St
Sacramento 95838 · Parker Homes · City of Sacramento · Coordinates: 38.64432, -121.42715
Executive Verdict · Public-Records Synthesis
Zoned R-1A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $561,000 ($494,000–$628,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-SPD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$134,304 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 5, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Willow Grove Apartments (0.48 mi S, 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 (~$6,845/yr at $561,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03195
- Addresses on lot:
- 530 EMMONS ST; 550 EMMONS ST; 713 MACARTHUR ST
Zoning & Land Use
R-1A-SPD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0068H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $494,000 – $628,000 · 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
- Willow Grove Apartments (Entitled)0.48 mi S
In "Entitled" for 6.3 yr (since Jul 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Two Warehouses (Fee estimate)0.3 mi N
In "Fee estimate" for 5.5 yr (since May 19, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($6,555,918 declared valuation across 1 permit).
- Construction (Bldg A) - Shared Plans (2) (Fee estimate)0.45 mi NW
In "Fee estimate" for 5.5 yr (since May 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,019,479 declared valuation across 3 permits).
- Pinell Truck Service (Issued)0.42 mi E
Active in "Issued" for 3.6 yr (first record Apr 5, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale ($1,165,723 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: All Pro Building And Design (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Buzz Oates Construction (12 in ½ mi · Commercial tenant improvement); Dos Amigos Design Industries (10 in ½ mi · New single-family home); The Design Build (4 in ½ mi · New multifamily / condos / mixed-use); Terry Development (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2518712 | Plumbing / water heater / sewer | Finaled | Iss. Sep 5, 2025 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon. All work subject to field inspection. Carbon monoxide &… |
| RES-2309059 | Accessory dwelling unit (new or conversion) | Finaled | Iss. May 5, 2023 | $2,461 | AA: INSTALL NEW 200AMP SERVICE PANEL FOR NEW ADU (PERMIT # RES-2300514). UPGRADE OVERHEAD WIRES TO 400AMP AND INSTALL NE… |
| RES-2300514 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jan 13, 2023 | $84,000 | CHANGE OF PERMIT HOLDER FROM RES-2210221 EPC - EXPEDITED CYCLE TIME 10-7-3-3 Propose new detached ADU (1 bed, 1 bath) 3… |
| RES-2210221 | Accessory dwelling unit (new or conversion) |