1040 Grand Ave
Sacramento 95838 · Del Paso Heights · City of Sacramento · Coordinates: 38.63614, -121.44318
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $490,000 ($431,000–$549,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$66,880 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 18, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1018 Beacon Bay Way (0.48 mi N, 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 (~$6,036/yr at $490,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$503/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:
- 29,900 sq ft (0.69 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03140
- Addresses on lot:
- 1040 GRAND AVE; 1040 GRAND AVE # 1 # 1; 1040 GRAND AVE # 2 # 2
Zoning & Land Use
R-2A — Multi-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-2A (multifamily residential): 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 R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), 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 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: $431,000 – $549,000 · 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
- New home at 1018 Beacon Bay Way (Issued)0.48 mi N
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 duplex at 3535 May St (Entitled)0.23 mi S
In "Entitled" for 3.8 yr (since Jan 31, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 3904 Haywood St (Entitled)0.23 mi NE
In "Entitled" for 2.3 yr (since Jul 15, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.25 mi NW
In "Entitled" for 3.4 yr (since Jun 22, 2023), 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: American Home Energy Savers (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Haldeman Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Zimmerman Re Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Vitality Construction (1 on parcel, 1 in ½ mi · Electrical / panel); KB Home Sacramento (25 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512759 | Electrical / panel | Expired Permit | Iss. Jun 18, 2025 | $2,000 | E-Permit: existing panel 030 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work… |
| RES-2501000 | Plumbing / water heater / sewer | Finaled | Iss. Jan 15, 2025 | $6,173 | E-Permit: Gas Line replacement, repair, or new leg, 103 L.F. |
| RES-2500998 | Plumbing / water heater / sewer | Finaled | Iss. Jan 15, 2025 | $6,173 | E-Permit: Gas Line replacement, repair, or new leg, 92 L.F. |
| COM-2224002 | HVAC / heat pump | Finaled | Iss. Nov 14, 2022 | $1,000 | CHANGE OUT GAS WALL HEATER LIKE FOR LIKE. |
| COM-2001109 | Remodel / interior alteration |