3118 Santa Cruz Way
Sacramento 95817 · Central Oak Park · City of Sacramento · Coordinates: 38.54585, -121.46034
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 $440,000 ($387,000–$493,000).
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 4,356 sq ft lot. Local precedent is active with 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 1, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 57% of the lot of the parcel intersects Zone X: minimal flood hazard. 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: Donner Field Senior Aprts (Affordable Housing) (0.36 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03002
- Addresses on lot:
- 3118 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 4,356 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: minimal flood hazard (about 57% of the lot); Zone X: reduced flood risk due to levee (about 43% 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: $387,000 – $493,000 · 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
- Donner Field Senior Aprts (Affordable Housing) (Issued)0.36 mi E
Active in "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- Gateway East Affordable Mixed Use (Issued)0.5 mi E
Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
- Office Conversion (Issued)0.39 mi NE
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 22 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
- Accessory dwelling unit at 3200 40th St (Approved)220 ft SW
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.
Entity-resolved builders & contractors in ½ mile: M And M Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Anchored Tiny Homes (10 in ½ mi · Accessory dwelling unit (new or conversion)); Good Life Construction (9 in ½ mi · Remodel / interior alteration); Habitat For Humanity Of Greater Sacramento (7 in ½ mi · New single-family home); Genesis Quality Construction (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611269 | Roof replacement | Finaled | Iss. Jun 1, 2026 | $11,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 17 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-009… |
| RES-1805025 | Electrical / panel | Finaled | Iss. Mar 19, 2018 | $3,293 | AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main br… |