195 Tivoli Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57991, -121.44959
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $900,000 ($792,000–$1,008,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,750 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$139,138 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 21, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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: Accessory dwelling unit at 512 San Miguel Way (0.37 mi S, in review). 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 (~$10,710/yr at $900,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$893/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:
- 5,750 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 195 TIVOLI WAY
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 lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 5,750 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06067C0180J, 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: $792,000 – $1,008,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 512 San Miguel Way (In review)0.37 mi S
In "In review" for 4.4 yr (since Jul 7, 2022), 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 "Expired Application" in snapshot Nov 1, 2026.
- 323 39th St ADU (Entitled)0.24 mi SW
In "Entitled" for 5.5 yr (since May 28, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 217 41st St (In review)0.25 mi SE
In "In review" for 2 yr (since Nov 14, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 3570 D Street ADU (Entitled)0.26 mi W
In "Entitled" for 5.7 yr (since Mar 5, 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: Pro Construction Solution (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Nico Pro Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Super Brothers Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Vfn Air Services (1 on parcel, 1 in ½ mi · Roof replacement); Precise Price Electrical (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606443 | Addition (adds square footage) | Issued | Iss. May 21, 2026 | $31,995 | EPC - ADDITIONAL SCOPE OF WORK TO ISSUED RES-2525260. Adding 52sqft of mud room to the rear corner of an existing struc… |
| RES-2607152 | Roof replacement | Issued | Iss. Apr 10, 2026 | $19,333 | New install/New location Split System (all-electric heat pump). A unit will be installed in a new location. This unit wi… |
| RES-2525260 | Addition (adds square footage) | Issued | Iss. Jan 5, 2026 | $108,274 | EPC - CONSTRUCT 279 SF ADDITIONAL CONDITIONED SPACE AND REMODEL A PORTION OF EXISTING RESIDENCE TO CREATE A NEW MASTER … |
| RES-2124640 | Remodel / interior alteration | Finaled | Iss. Dec 10, 2021 | $74,847 | EPC - Kitchen Remodel to Include: Remove Load Bearing Walls. Upgrade Electrical to Code. Install Can Lighting. Relocate… |