3900 Fell St
Sacramento 95838 · Del Paso Heights · City of Sacramento · Coordinates: 38.63852, -121.43588
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $748,000 ($658,000–$838,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$208,889 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 5, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Del Paso Heights
27 substantial renovation & housing permits over 24 months (21.1 per 1,000 parcels vs. 30.4 citywide baseline) (#1 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Del Paso Heights)
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit (new or conversion) (RES-2310306): Issued after 13 mo (4.0× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1131 Jessie Ave (0.47 mi NW, 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 (~$8,977/yr at $748,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$748/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Four Family · 2 Duplexs
- Tax rate area:
- 03144
- Addresses on lot:
- 1363 HARRIS AVE; 1367 HARRIS AVE; 1369 HARRIS AVE
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $658,000 – $838,000 · 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 (new or conversion) (RES-2310306) (Finaled)On this parcel
Issued after 13 mo (4.0× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- New home at 1131 Jessie Ave (Issued)0.47 mi NW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 1429A LOT 41 Jessie- Archer Estates" in snapshot Nov 1, 2026.
- New home at 1018 Beacon Bay Way (Issued)0.47 mi NW
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 1119 Jessie Ave (Issued)0.48 mi NW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2388A LOT 39 Jessie- Archer Estates" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Jagir Investments (2 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); KB Home Sacramento (66 in ½ mi · New single-family home); Paragon Construction (5 in ½ mi · Commercial tenant improvement); The Design Build (4 in ½ mi · New multifamily / condos / mixed-use); Izba 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-2426502 | Plan revision / deferred submittal | Void | App. Dec 5, 2024 | — | EPC - A request from city Fire field inspection was to resubmit As-builts to reflect the ‘in-field’ updates necessary to… |
| RES-2426501 | Plan revision / deferred submittal | Complete | App. Dec 5, 2024 | — | EPC - A request from city Fire field inspection was to resubmit As-builts to reflect the ‘in-field’ updates necessary to… |
| RES-2310306 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jun 10, 2024 | $199,296 | EPC - EXPEDITED - SHARED PLANS W/ RES-2310305 - New construction of 2 ADUs (600 sq each ADU = 1200). unit 1 - 1st floor… |
| RES-2310305 | New duplex / half-plex |