351 Wilson Ave
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61452, -121.47120
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $518,000 ($456,000–$580,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Feb 26, 2020, 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
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Apartment Building (0.48 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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:
- 18,731 sq ft (0.43 ac)
- Assessor use:
- Residential · Two Family · 2 Single Family Units
- Tax rate area:
- 03126
- Addresses on lot:
- 351 WILSON 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 18,731 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0176J, 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: $456,000 – $580,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Apartment Building (Entitled)0.48 mi SW
In "Entitled" for 5.8 yr (since Feb 4, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $2,505,854 declared valuation across 2 permits).
- New home at 251 W El Camino Ave (In review)0.23 mi SE
In "In review" for 2.1 yr (since Oct 1, 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 Wait" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 355 Harding Ave (In review)0.38 mi S
In "In review" for 14 mo (since Sep 3, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "updated" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 105 Lindley Dr (Applied)0.49 mi NE
In "Applied" for 19 mo (since Apr 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-19" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Thennis And Thennis (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Ron Wyman Construction (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Prestige Roofing (1 on parcel, 1 in ½ mi · Roof replacement); D And L Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); New Haven Homes (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2003403 | Plumbing / water heater / sewer | Finaled | Iss. Feb 26, 2020 | $4,847 | AA: Sewer Service replacement or repair, Dig and Bury 60 L.F. Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-1921828 | Repair tied to a housing/code case | Finaled | Iss. Nov 8, 2019 | $9,000 | C/O (2) Service Panels for new 100a panels for front and rear dwellings Smoke & Carbon Monoxide Alarms required per CRC… |
| RES-1918860 | Roof replacement | Finaled | Iss. Oct 1, 2019 | $6,000 | HSG Case 18-036317 change out HVAC package unit on roof w/ new ductwork Smoke & Carbon Monoxide Alarms required per CRC… |
| RES-1914785 | Roof replacement | Finaled | Iss. Aug 6, 2019 | $15,008 | REROOF :(Both SFR UNITS- Same Parcel): REROOF BOTH BUILDINGS - T/O Existing composition material and replace with 28 … |