1641 Roanoke Ave
Sacramento 95838 · East Del Paso Heights · City of Sacramento · Coordinates: 38.63495, -121.42837
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 $374,000 ($329,000–$419,000).
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 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 3, 2023, 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: 3623 Kern St ADU (0.17 mi SE, 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 (~$4,714/yr at $374,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$393/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:
- 03089
- Addresses on lot:
- 1641 ROANOKE 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: $329,000 – $419,000 · 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
- 3623 Kern St ADU (Entitled)0.17 mi SE
In "Entitled" for 4.7 yr (since Feb 16, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3603 Marysville Blvd (Entitled)0.18 mi SW
In "Entitled" for 3.4 yr (since Jun 23, 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 1528 Los Robles Blvd (Issued)0.4 mi SW
Active in "Issued" for 12 mo (first record Nov 12, 2025) with no new permit activity recorded in 8 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3619 Natoma Way (Entitled)0.33 mi E
In "Entitled" for 2.2 yr (since Sep 10, 2024), 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: Bigham Services (1 on parcel, 1 in ½ mi · Electrical / panel); Hangtown Electric (1 on parcel, 1 in ½ mi · Electrical / panel); The Design Build (4 in ½ mi · New multifamily / condos / mixed-use); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Placer Restorations And Installations (3 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2306485 | Roof replacement | Finaled | Iss. Apr 3, 2023 | $10,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2002700 | Electrical / panel | Expired Permit | Iss. Feb 18, 2020 | $1,200 | AA: existing panel 100 Amps - Overhead service, main breaker replacement. Carbon monoxide & Smoke alarms required. Refer… |
| RES-2002617 | Electrical / panel | Withdrawn | Iss. Feb 14, 2020 | $279 | E-Permit: existing panel 100 Amps - Overhead service, main breaker replacement. |
| RES-1905700 | Electrical / panel | Expired Permit | Iss. Apr 3, 2019 | $4,946 | AA: existing panel 100 Amps - Overhead service, new main panel 125 Amps, N/A weather head/masthead work, main breaker re… |