1951 North Ave
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.64099, -121.42080
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 $373,000 ($328,000–$418,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-SPD allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 11, 2024, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Pinell Truck Service (0.25 mi N, 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 (~$4,702/yr at $373,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$392/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:
- 269,636 sq ft (6.19 ac)
- Assessor use:
- Church / Welfare · Church · Partially Exempt
- Tax rate area:
- 03190
- Addresses on lot:
- 1949 NORTH AVE; 1951 NORTH AVE
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: $328,000 – $418,000 · 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
- Pinell Truck Service (Issued)0.25 mi N
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).
- Trucking Facility (Issued)0.38 mi N
Active in "Issued" for 7.9 yr (first record Dec 21, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale ($1,715,472 declared valuation across 5 permits).
- 209 Wainwright Ct ADUs (Entitled)0.15 mi NW
In "Entitled" for 4.9 yr (since Dec 17, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 301 Chennault Ct (In review)0.21 mi W
In "In review" for 7 mo (since Apr 14, 2026), 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: Affordable Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Reliance Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Riverland Homes (22 in ½ mi · Accessory dwelling unit (new or conversion)); Matson Properties (13 in ½ mi · New single-family home); Buzz Oates Construction (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2412796 | Roof replacement | Expired Permit | Iss. Jun 11, 2024 | $75,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 100 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-008… |
| RES-2322397 | Roof replacement | Finaled | Iss. Oct 19, 2023 | $19,700 | No Duct Work Permitted. New install/New location Mini-Split System. A unit will be installed in a new location. This uni… |
| COM-1906303 | HVAC / heat pump | Finaled | Iss. Apr 11, 2019 | $26,529 | Like for like C/O HVAC . |