3255 Western Ave
Sacramento 95838 · Strawberry Manor · City of Sacramento · Coordinates: 38.62545, -121.46806
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 $375,000 ($330,000–$420,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$13,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Feb 4, 2021).
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 (0.37 mi NE, 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 (~$4,725/yr at $375,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$394/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03250
- Addresses on lot:
- 3255 WESTERN AVE
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: 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: $330,000 – $420,000 · 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)0.37 mi NE
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).
- Accessory dwelling unit at 105 Lindley Dr (Applied)0.47 mi SE
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.
- Accessory dwelling unit at 3207 Nordyke Dr (In review)0.48 mi W
In "In review" for 11 mo (since Dec 11, 2025), 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 "Ready-to-Issue" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 348 Winterhaven Ave (Issued)0.21 mi W
Active in "Issued" for 2.7 yr (first record Mar 20, 2024) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sierra Pacific Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Riverland Homes (16 in ½ mi · New single-family home); Genesis Quality Construction (4 in ½ mi · New single-family home); California Custom Sunrooms And Patio Covers (4 in ½ mi · Addition (adds square footage)); Beauty Home Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2102389 | Electrical / panel | Finaled | Iss. Feb 4, 2021 | $3,790 | E-Permit: existing panel 125 Amps - Overhead service, new main panel 125 Amps, Replacement weather head/masthead work. |
| RES-1606989 | Remodel / interior alteration | Finaled | Iss. May 5, 2016 | $40,000 | REMODEL Reroof. Tear off, install 23 squares of 30 yr laminated dimensional composition roofing material.GUTTER AND DOWN… |