3809 Altos Ave
Sacramento 95838 · West Del Paso Heights · City of Sacramento · Coordinates: 38.63709, -121.44828
Executive Verdict · Public-Records Synthesis
Zoned RO in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $405,000 ($356,000–$454,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 29, 2022, 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: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
3801 Altos Avenue SFR: In "Entitled" for 8.7 yr (since Feb 26, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 441 Kesner Ave (0.46 mi SW, 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 (~$5,067/yr at $405,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$422/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:
- 6,986 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03140
- Addresses on lot:
- 3801 ALTOS AVE; 3809 ALTOS AVE
Zoning & Land Use
RO — Residential Office Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (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 RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (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: reduced flood risk due to levee (all 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: $356,000 – $454,000 · 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
- 3801 Altos Avenue SFR (Entitled)On this parcel
In "Entitled" for 8.7 yr (since Feb 26, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 441 Kesner Ave (In review)0.46 mi SW
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Plan revision / deferred submittal (SUB-1804106) (Abandoned)On this parcel
Pending in review for 8.7 yr (77.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Moncada Duplex (Entitled)520 ft N
In "Entitled" for 21 mo (since Feb 25, 2025), 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: Del Paso Homes (1 on parcel, 58 in ½ mi · New single-family home); Riverland Homes (50 in ½ mi · New single-family home); KB Home Sacramento (17 in ½ mi · New single-family home); Paragon Construction (5 in ½ mi · Commercial tenant improvement); Bhandal Construction (4 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (2 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2205201 | New single-family home | Finaled | Iss. Jul 29, 2022 | $303,688 | EPC - Construct New 2 Story Single Family Dwelling (4 bed, 3 bath): First Floor - 849 SQ FT, 2nd Floor - 1000 SQ FT, Gar… |
| SUB-1804106 | Plan revision / deferred submittal | Abandoned | App. Mar 5, 2018 | $130,010 | EPC Submittal - New Residential Building - Requesting approval of building permit application |
State HCD Housing Element APR records on this parcel: 3 entries (report years 2018, 2022, 2023).