708 Santa Ynez Way
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.57398, -121.45766
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 $732,000 ($644,000–$820,000).
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 5,500 sq ft lot. Local precedent is active with 14 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 21, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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-1900428): Issued after 7 mo (3.1× 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 (0.32 mi E, 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 (~$8,795/yr at $732,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$733/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:
- 5,500 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 708 SANTA YNEZ 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 5,500 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: $644,000 – $820,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Nearby Activity (½ mile radius, since November 2024)
38 active or recent development projects (45 housing units across completed, permitted, and pipeline stages) and 851 total building permits recorded within ½ mile.
- New construction13 permits (6 units)
- Adds housing (ADU)32 permits (37 units)
- Demolition14 permits
- Additions & renovations153 permits
- Building systems587 permits
- Repairs22 permits
- Other30 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 512 San Miguel Way (In review)0.32 mi E
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 1301 32nd St (In review)0.49 mi SW
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
- New home at 3945 L St (Issued)0.46 mi S
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $800,000 declared valuation across 3 permits).
- Accessory dwelling unit at 635 38th St (Entitled)0.19 mi E
In "Entitled" for 3.7 yr (since Feb 22, 2023), 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: Southgate Glass And Screen (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Alta Cal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (20 in ½ mi · Remodel / interior alteration); Tms Construction (15 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2215394 | Roof replacement | Finaled | Iss. Jul 21, 2022 | $17,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 40yr Laminated Dimensional Composition. In-progress in… |
| RES-1915116 | Demolition | Expired Permit | Iss. Aug 9, 2019 | $500 | demolish existing 200 SQFT garage. New 420 SQFT garage to built under RES-1900428 |
| RES-1900428 | New garage / accessory structure | Expired Permit | Iss. Aug 9, 2019 | $45,000 | New 420 SF single level "U" occupancy accessory structure w/ mini-split HVAC, tank-less gas water heater with new gas li… |
| RES-1912594 | Windows / doors / siding | Finaled | Iss. Jul 10, 2019 | $3,932 | C/O 5 windows like for like . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1704352 | HVAC / heat pump | Finaled | Iss. Mar 22, 2017 | $8,978 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |