4013 Winters St
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.64053, -121.41109
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $380,000 ($334,000–$426,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Dec 3, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2431 Harris Ave (0.13 mi S, in review). 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 (~$4,782/yr at $380,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$399/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:
- 7,568 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03190
- Addresses on lot:
- 4013 WINTERS ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $334,000 – $426,000 · 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 2431 Harris Ave (In review)0.13 mi S
In "In review" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-22" in snapshot Nov 1, 2026.
- McClellan Heights Townhomes (Entitled)0.45 mi N
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).
- 2 new homes (Entitled)0.19 mi SW
In "Entitled" for 5.2 yr (since Aug 30, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 2312 Harris Ave ADU (Entitled)0.19 mi SW
In "Entitled" for 5.2 yr (since Aug 30, 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: Golden Coast Remodeler (1 on parcel, 1 in ½ mi · Windows / doors / siding); Bernardino Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sagan Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Riverland Homes (22 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2525243 | HVAC / heat pump | Finaled | Iss. Dec 3, 2025 | $6,900 | Change-out installation of Gas - 050 gallon to Electric Heat Pump 50 gallons +, located inside building, screening not r… |
| RES-2522852 | Plumbing / water heater / sewer | Finaled | Iss. Nov 26, 2025 | $3,800 | "Upgrade 100A main panel to 200A panel. Run 40A circuit for a future electric range and run 30A circuit for a future ele… |
| RES-2317297 | Roof replacement | Finaled | Iss. Aug 16, 2023 | $10,575 | E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 14 squares of Composite Class A. In-progress inspection required if … |
| RES-2316068 | Roof replacement | Expired Permit | Iss. Jul 31, 2023 | $9,264 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |