261 San Miguel Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57885, -121.45227
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 $811,000 ($714,000–$908,000).
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 6,860 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 (+$39,255 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 23, 2024).
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)
- ! Delayed or open permit activity on this parcel
Pool / spa (RES-2219073): Issued after 2 mo (10.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.27 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 (~$9,695/yr at $811,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$808/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:
- 6,860 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 261 SAN MIGUEL 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 6,860 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: $714,000 – $908,000 · 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
Nearby Activity (½ mile radius, since November 2024)
30 active or recent development projects (32 housing units across completed, permitted, and pipeline stages) and 820 total building permits recorded within ½ mile.
- New construction11 permits (7 units)
- Adds housing (ADU)26 permits (30 units)
- Demolition17 permits
- Additions & renovations152 permits
- Building systems574 permits
- Repairs17 permits
- Other23 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 512 San Miguel Way (In review)0.27 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.
- Pool / spa (RES-2219073) (Finaled)On this parcel
Issued after 2 mo (10.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- 420 36th Way ADU (Entitled)0.21 mi SW
In "Entitled" for 4.5 yr (since May 2, 2022), 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)0.3 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).
Entity-resolved builders & contractors in ½ mile: Clark Wagaman Designs (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Family Time Pools (1 on parcel, 1 in ½ mi · Pool / spa); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · Roof replacement); High End Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); TNHC Realty And Construction (318 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2420787 | Remodel / interior alteration | Finaled | Iss. Sep 23, 2024 | $900 | EV Charger Permit: Installation of a 40 amp EV circuit. Installation of 8 AWG NMB through crawl space from main pane to… |
| RES-2303742 | Addition (adds square footage) | Expired Application | App. Feb 24, 2023 | $3,800 | Install new pre-engineered 9 foot by 15 foot patio cover. Water conserving fixtures are required to be installed through… |
| RES-2303154 | Addition (adds square footage) | Finaled | Iss. Feb 21, 2023 | $4,658 | 9' x 15' solid top patio cover Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUB… |
| RES-2219073 | Pool / spa | Finaled | Iss. Oct 27, 2022 | $30,000 | EPC - Install 288sqft in ground gunite swimming pool with associated pool equipment. Carbon monoxide & Smoke alarms requ… |
| RES-2114867 | Electrical / panel | Expired Permit | Iss. Jul 9, 2021 | $2,489 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work… |
| RES-1813657 | Roof replacement | Finaled | Iss. Jul 18, 2018 | $14,057 | Change-out w/new ducts Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the… |