Willow St
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.63773, -121.42879
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $131,000 ($115,000–$147,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 18, 2024, 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: 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: Willow Grove Apartments (120 ft SW, 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 (~$1,943/yr at $131,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$162/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03151
- Addresses on lot:
- 3832 WILLOW ST; 3832 WILLOW ST APT 101 APT 101; 3832 WILLOW ST APT 102 APT 102
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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 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: $115,000 – $147,000 · 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
- Willow Grove Apartments (Entitled)120 ft SW
In "Entitled" for 6.3 yr (since Jul 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- 3929 Fig Street ADU (Entitled)0.2 mi NW
In "Entitled" for 5.8 yr (since Feb 11, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4041 Marysville Blvd (Fee estimate)0.26 mi N
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).
- 2 new homes (Entitled)0.27 mi 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).
Entity-resolved builders & contractors in ½ mile: The Design Build (2 on parcel, 4 in ½ mi · New multifamily / condos / mixed-use); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Jagir Investments (3 in ½ mi · Accessory dwelling unit (new or conversion)); Placer Restorations And Installations (3 in ½ mi · New duplex / half-plex); Boulevard Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2427446 | New commercial / non-residential building | Expired Application | App. Dec 18, 2024 | — | EPC. 4 buildings |
| COM-2226854 | New multifamily / condos / mixed-use | Expired Application | App. Dec 15, 2022 | $1,000,000 | EPC - 3840 WILLOW - New two story covered multi-family building R-2, Type V-B, sprinklered. The building contains (4) 2-… |
| COM-2226850 | New multifamily / condos / mixed-use | Expired Application | App. Dec 15, 2022 | $1,000,000 | EPC - 3832 WILLOW - New two story covered multi-family building R-2, Type V-B, sprinklered. The building contains (6) 2-… |