938 Nogales St
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.63151, -121.44434
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 $400,000 ($352,000–$448,000).
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 4,792 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$23,100 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 17, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Hagginwood
31 substantial renovation & housing permits over 24 months (16.8 per 1,000 parcels vs. 30.4 citywide baseline) (#10 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Hagginwood)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3527 May St (470 ft NE, 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 (~$5,010/yr at $400,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03140
- Addresses on lot:
- 938 NOGALES 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 4,792 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: 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: $352,000 – $448,000 · 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 3527 May St (Entitled)470 ft NE
In "Entitled" for 4.3 yr (since Jul 22, 2022), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New duplex at 3535 May St (Entitled)0.12 mi NE
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).
- 3535 Belden St ADU (Entitled)0.16 mi NE
In "Entitled" for 3.9 yr (since Dec 2, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1024 Los Robles Blvd TM and SPDR (Entitled)0.17 mi SE
In "Entitled" for 3.1 yr (since Sep 28, 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: Super Brothers Construction Jv (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Del Paso Homes (78 in ½ mi · New single-family home); Cuttle Construction (48 in ½ mi · New single-family home); Paragon Construction (5 in ½ mi · Commercial tenant improvement); Northwest Home (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-2413263 | Plumbing / water heater / sewer | Finaled | Iss. Jun 17, 2024 | $1,950 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2204727 | Remodel / interior alteration | Finaled | Iss. Mar 10, 2022 | $50,000 | EPC - 1.Remove and replace approximately 16 squares of roofing materials with cool roof asphalt shingles 2. Install LP … |
| RES-2204363 | Roof replacement | Void | App. Feb 28, 2022 | $50,000 | EPC - 21-040830 1.Remove and replace approximately 16 squares of roofing materials with cool roof asphalt shingles 2… |
| RES-2201352 | Repair tied to a housing/code case | Finaled | Iss. Jan 19, 2022 | $1,750 | REPAIR/ REPLACE BATHROOM FLOOR JOISTS AND/ OR DECKING (RAISED FOUNDATION) |