1048 Dixieanne Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.60881, -121.44331
Executive Verdict · Public-Records Synthesis
Zoned RMX in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $373,000 ($328,000–$418,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX 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
- ✓ Documented permitted upgrades (+$9,801 contributory est.)
Public building records show issued construction/renovation work on this parcel (50 total permits, latest Sep 9, 2025).
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)
about 56% 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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-1824443): Issued after 2 yr (11.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Darina Apartments (0.35 mi W, 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 (~$4,702/yr at $373,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$392/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:
- 82,764 sq ft (1.90 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03353
- Addresses on lot:
- 1048 DIXIEANNE AVE; 1048 DIXIEANNE AVE # 10 # 10; 1048 DIXIEANNE AVE # 1 # 1
Zoning & Land Use
RMX — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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 (about 56% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 44% of the lot) · FIRM panel 06067C0177J, 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: $328,000 – $418,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- Darina Apartments (Entitled)0.35 mi W
In "Entitled" for 7.1 yr (since Oct 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (14 housing units, $1,500,000 declared valuation across 1 permit).
- Basin Apartments (Fee estimate)0.37 mi E
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
- New commercial building at 2241 Harvard St (Fee estimate)0.37 mi E
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($21,439,420 declared valuation across 3 permits).
- Apartments on Del Paso Blvd- BUILDING A (In review)0.39 mi W
In "In review" for 21 mo (since Jan 31, 2025), 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, $374,500 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Read Construction (30 on parcel, 32 in ½ mi · Commercial tenant improvement); Hall Enterprises (11 on parcel, 11 in ½ mi · Roof replacement); Phe (1 on parcel, 1 in ½ mi · EV charger); Grid Alternatives (1 on parcel, 1 in ½ mi · Solar / battery storage); Liebig Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (50 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2517434 | General repair | Finaled | Iss. Sep 9, 2025 | $1,800 | Dry Rot Repair Permit: Repair (2) 4x4 dry rot damaged wood posts at exterior walk way deck. Posts to be removed and rep… |
| COM-2312032 | EV charger | Finaled | Iss. Oct 4, 2023 | $115,482 | EPC - EV Chargers- Installation of 5 EV charging stations |
| SIG-2105099 | Sign | Finaled | Iss. May 6, 2021 | $12,000 | Install one (1) detached non-illuminated monument sign. |
| COM-1824443 | Commercial tenant improvement | Finaled | Iss. Jan 7, 2021 | $80,000 | EPC - SHARED PLANS - Bldg 3 (units 47-50): Replace hvac units, water heaters, plumbing fixtures, interior light fixtures… |
| COM-2006848 |