108 Fortado Cir
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.51361, -121.52400
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 $654,000 ($576,000–$732,000).
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 8,712 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
- ✓ Documented permitted upgrades (+$13,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 6, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Cabana Townhomes (0.31 mi W, 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 (~$7,906/yr at $654,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$659/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03064
- Addresses on lot:
- 108 FORTADO CIR
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 8,712 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: $576,000 – $732,000 · 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)0.31 mi W
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).
- New home at 6015 Riverside Blvd (Entitled)0.27 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).
- 6240 S Land Park Drive (Entitled)0.46 mi E
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 734 Rivercrest Dr (Issued)0.49 mi W
Active in "Issued" for 2.8 yr (first record Jan 27, 2024) with no new permit activity recorded in 2.6 yr.
Entity-resolved builders & contractors in ½ mile: Es Solar (2 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Yancey (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Big Mountain Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Skyline Energy Savers (1 on parcel, 1 in ½ mi · Solar / battery storage); Freedom Forever (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614168 | Plumbing / water heater / sewer | Issued | Iss. Jul 6, 2026 | $27,750 | PRIMARY BATH REOMDEL. UPGARDE INTERIOR AND NON-STRUCTURAL . REOMVE AND REPLACE LIGHTING/OUTLETS/VENT FAN. REMOVE AND REP… |
| RES-2527319 | Plan revision / deferred submittal | Complete | App. Dec 26, 2025 | — | REVISION TO RES-2520924: The Powerwalls are now stacked. This update can be seen on PV-1, PV-2, and PV-4 |
| RES-2520924 | Solar / battery storage | Finaled | Iss. Oct 9, 2025 | $20,000 | 0kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |
| RES-2409742 | Solar / battery storage | Withdrawn | Iss. May 21, 2024 | $17,000 | 4.74kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |