316 Fairbanks Ave
Sacramento 95838 · Strawberry Manor · City of Sacramento · Coordinates: 38.62570, -121.45829
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $516,000 ($454,000–$578,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 28, 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: 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: Silver Eagle - 18 Subdivision (0.48 mi NW, 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 (~$6,332/yr at $516,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$528/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Four Family · Fourplex
- Tax rate area:
- 03250
- Addresses on lot:
- 316 FAIRBANKS AVE; 316 FAIRBANKS AVE # 1 # 1; 316 FAIRBANKS AVE # 2 # 2
Zoning & Land Use
R-3 — Multi-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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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: 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: $454,000 – $578,000 · 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
- Silver Eagle - 18 Subdivision (Entitled)0.48 mi NW
In "Entitled" for 2.9 yr (since Dec 14, 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 (31 housing units across 0 permits).
- Avana Park, Residential Subdivision (Entitled)0.28 mi S
In "Entitled" for 5 yr (since Nov 19, 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 (8 housing units across 0 permits).
- Accessory dwelling unit at 3333 Taylor St (In review)0.31 mi NE
In "In review" for 5 mo (since Jun 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "221828.1" in snapshot Nov 1, 2026.
- 535 Carroll Ave. Detached ADU (Entitled)0.24 mi E
In "Entitled" for 4.2 yr (since Aug 30, 2022), 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: Antoun Yacoub Boghos (1 on parcel, 1 in ½ mi · Windows / doors / siding); Scott Cummins Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Cuttle Construction (82 in ½ mi · New single-family home); Del Paso Homes (33 in ½ mi · New single-family home); Riverland Homes (15 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2307944 | Windows / doors / siding | Finaled | Iss. Apr 28, 2023 | $17,000 | Remove 800 S/F of stucco siding, replace decayed sheathing with new and re-stucco, same as existing. NO FRAMING REPAIRS.… |
| COM-2302558 | Windows / doors / siding | Finaled | Iss. Feb 27, 2023 | $12,000 | REPLACE CURRENT WINDOWS WITH NEW WINDOWS OF EQUIVALENT SIZE. |
| COM-1804452 | Plumbing / water heater / sewer | Finaled | Iss. Mar 9, 2018 | $990 | HSG Case 18-003319: Replace broken vanity sink-top, provide GFCI receptacles as required in bathroom and along kitchen c… |