1 Valine Ct
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.51585, -121.52287
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $774,000 ($681,000–$867,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$81,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 17, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
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
Plan revision / deferred submittal (SUB-1902619): Pending in review for 7.7 yr (69.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Cabana Townhomes (0.4 mi SW, 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 (~$9,274/yr at $774,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$773/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:
- 30,200 sq ft (0.69 ac)
- Assessor use:
- Office · Veterinarian · One Story
- Tax rate area:
- 03064
- Addresses on lot:
- 1 VALINE CT
Zoning & Land Use
R-2A — Multi-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-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
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: $681,000 – $867,000 · 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
- Cabana Townhomes (Entitled)0.4 mi SW
In "Entitled" for 3.6 yr (since Apr 14, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units, $4,792,608 declared valuation across 4 permits).
- Plan revision / deferred submittal (SUB-1902619) (Abandoned)On this parcel
Pending in review for 7.7 yr (69.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home at 6015 Riverside Blvd (Entitled)0.2 mi NW
In "Entitled" for 3.5 yr (since Apr 27, 2023), 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) (COM-1819406) (Expired Permit)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).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Omni Structures And Management (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Analgesic Services (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Jad Constructon (30 in ½ mi · Addition (adds square footage)); Custom Design Kitchen And Bath (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1904948 | Commercial tenant improvement | Expired Permit | Iss. Apr 17, 2019 | $20,341 | Installation of oxygen pipeline and tank. New equipment. |
| RES-1905710 | Plumbing / water heater / sewer | Finaled | Iss. Apr 3, 2019 | $7,780 | AA: Water Service replacement or repair, 20 L.F. |
| SUB-1902619 | Plan revision / deferred submittal | Abandoned | App. Feb 13, 2019 | $20,000 | EPC Submittal - Addition to Commercial Building - The project consists of the remodel of 2 existing treatment rooms in a… |
| COM-1819406 | Addition (adds square footage) | Expired Permit | Iss. Jan 7, 2019 | $150,000 | infill existing 200 sq ft atrium with treatment area and remodel existing 650 sq ft to include mechanical, plumbing, ele… |