2749 Santa Cruz Way
Sacramento 95817 · North Oak Park · City of Sacramento · Coordinates: 38.54984, -121.46006
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 $466,000 ($410,000–$522,000).
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 3,485 sq ft lot. Local precedent is active with 21 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$13,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 8, 2026).
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)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Office Conversion (0.23 mi E, issued). 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 (~$5,762/yr at $466,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$480/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:
- 3,485 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03002
- Addresses on lot:
- 2749 SANTA CRUZ WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 3,485 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 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $410,000 – $522,000 · Status: Off market
HUD Small Area FMR (ZIP 95817) · FY 2026
Studio $1,580 · 1BR $1,660 · 2BR $2,040 · 3BR $2,720 · 4BR $3,130
Developments Deserving Closer Investigation & Active Area Builders
- Office Conversion (Issued)0.23 mi E
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 21 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
- Accessory dwelling unit at 3943 Colonial Way (Issued)0.36 mi N
Active in "Issued" for 2.1 yr (first record Oct 1, 2024) with no new permit activity recorded in 17 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3200 40th St (Approved)0.31 mi S
In "Approved" for 4 mo (since Jul 15, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
- 3500 Broadway Mixed-Use (Issued)0.46 mi W
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Volt Modern (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Norman Metcalf Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Tokay Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Veritas Design Build (9 in ½ mi · New single-family home); Anchored Tiny Homes (8 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614448 | Plan revision / deferred submittal | Complete | App. Jul 8, 2026 | — | REVISION TO RES-2611881. Removed junction box from plans to show project as-built. |
| RES-2611881 | Solar / battery storage | Finaled | Iss. Jun 12, 2026 | $29,600 | 3.28kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply … |
| RES-2611083 | Roof replacement | Finaled | Iss. May 29, 2026 | $15,250 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of Composite Class A. CRRC: 0890-0013 |
| RES-2609803 | Electrical / panel | Finaled | Iss. May 14, 2026 | $6,800 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, m… |
| RES-2609491 |