3904 Elm St
Sacramento 95838 · Del Paso Heights · City of Sacramento · Coordinates: 38.63862, -121.43253
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 $430,000 ($378,000–$482,000).
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 14 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$49,956 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 11, 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
Remodel / interior alteration (RES-2207122): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3900 Huron St (320 ft W, 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 (~$5,352/yr at $430,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$446/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 · Single Family · Subdivision
- Tax rate area:
- 03151
- Addresses on lot:
- 3904 ELM ST
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: $378,000 – $482,000 · 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 3900 Huron St (Entitled)320 ft W
In "Entitled" for 4.3 yr (since Aug 4, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes (Entitled)340 ft W
In "Entitled" for 5.4 yr (since Jul 1, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home at 4041 Marysville Blvd (Fee estimate)0.23 mi NE
In "Fee estimate" for 2.7 yr (since Feb 21, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New duplex at 1401 Rene Ave (Fee estimate)0.28 mi N
In "Fee estimate" for 3.4 yr (since Jun 9, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: White River Roofing (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Platinum Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); KB Home Sacramento (9 in ½ mi · New single-family home); The Design Build (4 in ½ mi · New multifamily / condos / mixed-use); Terry Development (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2405214 | Remodel / interior alteration | Finaled | Iss. Mar 11, 2024 | $80,000 | Permit to complete expired permit: RES-2206313-REROOF, REPLACE ELETRICAL, REPLACE SHEETROCK, NEW PAINT, REPLACE WINDOWS,… |
| RES-2207122 | Remodel / interior alteration | Finaled | Iss. May 26, 2022 | $20,510 | EPC - REMODEL DUE TO: Fire Damage, Replace all the trusses due to fire damage, install new plywood, install new Cool Roo… |
| RES-2206313 | Roof replacement | Expired Permit | Iss. Mar 24, 2022 | $80,000 | REROOF, REPLACE ELETRICAL, REPLACE SHEETROCK, NEW PAINT, REPLACE WINDOWS, REPLACE BURNED WALL 4 WINDOWS. Carbon monoxide… |
| RES-1703248 | Plumbing / water heater / sewer | Finaled | Iss. Mar 6, 2017 | $1,300 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, screened by the Building and … |