2304 Bell Ave
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.64648, -121.41276
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $470,000 ($414,000–$526,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law (17 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 10, 2024).
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: McClellan Heights Townhomes (430 ft 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 (~$5,808/yr at $470,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/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:
- 43,560 sq ft (1.00 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03190
- Addresses on lot:
- 2304 BELL AVE; 2308 BELL AVE
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: 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: $414,000 – $526,000 · 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
- McClellan Heights Townhomes (Entitled)430 ft NE
In "Entitled" for 5 yr (since Nov 18, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units across 0 permits).
- Trucking Facility (Issued)0.31 mi W
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).
- Pinell Truck Service (Issued)0.38 mi W
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).
- New home at 2310 Bell Ave (Fee estimate)240 ft E
In "Fee estimate" for 7.1 yr (since Oct 3, 2019), 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: California Renewable Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Riverland Homes (22 in ½ mi · Accessory dwelling unit (new or conversion)); Spanda Industrial Development (3 in ½ mi · Addition (adds square footage)); Sacramento Refrigeration (2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2419566 | Solar / battery storage | Finaled | Iss. Oct 10, 2024 | $12,160 | 3.320kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2405951 | Solar / battery storage | Finaled | Iss. Mar 25, 2024 | $6,400 | 3.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2121703 | New duplex / half-plex | Finaled | Iss. Apr 5, 2022 | $548,655 | EPC - New 1 Story Duplex: (each unit: 3 bed, 2 bath) Unit 1: 1st Floor - 1580 SQ FT, Garage - 398 SQ FT, Porch - 68 SQ … |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2022, 2025).