1168 Theo Way
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.53193, -121.51238
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 $668,000 ($588,000–$748,000).
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 12,632 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$137,282 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 15, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in South Land Park
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
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
Addition (adds square footage) (RES-2125957): Issued after 3 mo (2.3× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 4901 S Land Park Dr ADU (0.2 mi SE, entitled). 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 (~$8,065/yr at $668,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$672/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:
- 12,632 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03064
- Addresses on lot:
- 1168 THEO 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 12,632 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 06067C0170H, 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: $588,000 – $748,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- 4901 S Land Park Dr ADU (Entitled)0.2 mi SE
In "Entitled" for 4.9 yr (since Dec 20, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Addition (adds square footage) (RES-2125957) (Finaled)On this parcel
Issued after 3 mo (2.3× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- Accessory dwelling unit at 4723 Crestwood Way (In review)0.35 mi E
In "In review" for 8 mo (since Mar 19, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1109 Brownwyk Drive ADU (Entitled)0.36 mi N
In "Entitled" for 5.3 yr (since Jul 21, 2021), 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: Jason Anderson Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Arctic Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Apem Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Premier Pools (18 in ½ mi · Pool / spa); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2125957 | Addition (adds square footage) | Finaled | Iss. Mar 15, 2022 | $217,907 | EPC - Remove existing brick fireplace, construct a new master bedroom addition to the left rear of the house, construct … |
| RES-2000629 | HVAC / heat pump | Expired Permit | Iss. Jan 13, 2020 | $8,790 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1600044 | Electrical / panel | Finaled | Iss. Jan 4, 2016 | $1,800 | AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main br… |