1147 Fay Cir
Sacramento 95831 · South Land Park · City of Sacramento · Coordinates: 38.50629, -121.51616
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $780,000 ($686,000–$874,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 16,553 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 15, 2025, 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 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 6451 13th Street ADU (0.36 mi NE, 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 (~$9,342/yr at $780,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$779/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:
- 16,553 sq ft (0.38 ac)
- Assessor use:
- Residential · Two Family · 2 Single Family Units
- Tax rate area:
- 03056
- Addresses on lot:
- 1147 FAY CIR
Zoning & Land Use
R-1-EA-4 — 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 16,553 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: $686,000 – $874,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- 6451 13th Street ADU (Entitled)0.36 mi NE
In "Entitled" for 5.8 yr (since Feb 9, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6240 S Land Park Drive (Entitled)0.48 mi N
In "Entitled" for 6.5 yr (since May 14, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 6395 Chetwood Way (Issued)0.5 mi NE
Active in "Issued" for 2.1 yr (first record Oct 22, 2024) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Psp Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Premier Pools (14 in ½ mi · Pool / spa); Premier Pools Sacramento (12 in ½ mi · Pool / spa); Dave Gross Enterprises (12 in ½ mi · Pool / spa); Kitchen Mart (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2517228 | HVAC / heat pump | Finaled | Iss. Aug 15, 2025 | $8,910 | No Duct Work Permitted. Change-out Wall Furnace to Mini-Split System. The existing unit shall be removed. The new unit s… |