5177 Toronto Way
Sacramento 95820 · Colonial Manor · City of Sacramento · Coordinates: 38.52843, -121.40977
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 $397,000 ($349,000–$445,000).
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 6,534 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 23, 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)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Power Ridge Road Industrial (0.28 mi NE, fee estimate). 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 (~$4,976/yr at $397,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$415/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03428
- Addresses on lot:
- 5177 TORONTO 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 6,534 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 06067C0195H, 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: $349,000 – $445,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Power Ridge Road Industrial (Fee estimate)0.28 mi NE
In "Fee estimate" for 6.7 yr (since Feb 13, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,685,390 declared valuation across 2 permits).
- Capcon Warehouse Buildings (Fee estimate)0.45 mi N
In "Fee estimate" for 8.8 yr (since Feb 8, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,782,784 declared valuation across 13 permits).
- Accessory dwelling unit at 5541 79th St (In review)0.21 mi SW
In "In review" for 3 mo (since Aug 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - Conversion of an existing room addition constructed in 1961 on permit D-8105 into a 211 sq. ft. ADU studio. Carbon monoxide & Smoke alarms are required. Reference CRC sections R310 & R311. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections." in snapshot Nov 1, 2026.
- DR24-043 - 7812 Fruitridge Road - New Single-Unit Dwelling in C-2 zone. (Entitled)0.28 mi SW
In "Entitled" for 2.7 yr (since Feb 28, 2024), 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: Pacific Heat And Air (1 on parcel, 1 in ½ mi · Roof replacement); Main Stream Solutions (1 on parcel, 1 in ½ mi · Electrical / panel); Jackson Properties (13 in ½ mi · Commercial tenant improvement); Chungs Construction And Electrical (11 in ½ mi · Commercial tenant improvement); Precision General Commercial Contractors (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2204066 | Electrical / panel | Finaled | Iss. Feb 23, 2022 | $3,000 | AA: existing panel 125 Amps - Overhead service, new main panel 125 Amps, Replacement weather head/masthead work, main br… |
| RES-2106795 | Roof replacement | Finaled | Iss. Apr 1, 2021 | $9,340 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-1908537 | Electrical / panel | Finaled | Iss. May 13, 2019 | $279 | AA: existing panel 100 Amps - Overhead service, main breaker replacement. |