288 Tivoli Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57810, -121.44863
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 $780,000 ($686,000–$874,000).
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 5,980 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 25, 2025).
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
New garage / accessory structure (RES-2327217): Issued after 6 mo (2.6× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
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 (0.28 mi SW, 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 (~$9,342/yr at $780,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$779/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:
- 5,980 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 288 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 5,980 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: $686,000 – $874,000 · 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)0.28 mi SW
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.
- Accessory dwelling unit at 217 41st St (In review)0.11 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).
- New garage / accessory structure (RES-2327217) (Finaled)On this parcel
Issued after 6 mo (2.6× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
- 2 new homes at 539 41st St (Entitled)0.29 mi S
In "Entitled" for 3.6 yr (since Apr 25, 2023), 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: Huft Heating And Air Conditioning (1 on parcel, 2 in ½ mi · HVAC / heat pump); Luxera (1 on parcel, 1 in ½ mi · New garage / accessory structure); West Coast Awnings (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Pocket Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); TNHC Realty And Construction (92 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2513323 | HVAC / heat pump | Finaled | Iss. Jun 25, 2025 | $12,000 | Change-out w/new ducts Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2327217 | New garage / accessory structure | Finaled | Iss. Jun 20, 2024 | $75,000 | EPC - 336 sq. ft. Detached Accessory Structure. Conditioned non habitable. Not to be used for sleeping purposes. |
| RES-2107598 | Plumbing / water heater / sewer | Finaled | Iss. Apr 12, 2021 | $3,500 | Change-out installation of Gas - 040 gallon to Gas - Tankless, relocate to outside building, screened by the Building an… |
| RES-1805632 | Addition (adds square footage) | Finaled | Iss. Mar 27, 2018 | $8,096 | Install 352 sf solid patio cover with (1) fan, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R3… |