2038 South Ave
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.63249, -121.41864
Executive Verdict · Public-Records Synthesis
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $544,000 ($479,000–$609,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Nov 11, 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)
- ✓ 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: 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: Ascent Apartments (0.13 mi 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 (~$6,652/yr at $544,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$554/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Four Family · 2 Duplexs
- Tax rate area:
- 03089
- Addresses on lot:
- 2038 SOUTH AVE; 2040 SOUTH AVE; 3543 DAYTON ST
Zoning & Land Use
R-2 — Duplex 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-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling 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: $479,000 – $609,000 · 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
- Ascent Apartments (Entitled)0.13 mi SW
In "Entitled" for 3.5 yr (since May 4, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (120 housing units across 0 permits).
- New home at 1925 Kenwood St (In review)0.48 mi S
In "In review" for 2.7 yr (since Mar 5, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3601 Ripley St (Applied)0.23 mi E
In "Applied" for 18 mo (since May 8, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). issued_date changed to "2026-10-06" in snapshot Nov 1, 2026.
- 2020 Verano St. ADU (Entitled)350 ft W
In "Entitled" for 4.9 yr (since Dec 7, 2021), 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: Independent Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); A And E Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Leos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Matson Properties (13 in ½ mi · New single-family home); Dedrick Construction (3 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-2424784 | Roof replacement | Finaled | Iss. Nov 11, 2024 | $17,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-1706085 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 17, 2017 | $1,400 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-1618337 | Roof replacement | Finaled | Iss. Nov 15, 2016 | $9,000 | (Duplex-2038-2040) Reroof to include: Tear off of 1 layer of existing 3 tab composition (NO RESHEET) and installing … |
| RES-1606830 | Plumbing / water heater / sewer | Expired Permit | Iss. May 3, 2016 | $1,900 | 2040 SOUTH AVE E-Permit: Gas Line replacement, repair, or new leg, 100 L.F. |