35 Lakeshore Cir
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.51069, -121.53003
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 $656,000 ($577,000–$735,000).
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 7,405 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 (+$23,489 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 28, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Cabana Townhomes (0.2 mi N, 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 (~$7,928/yr at $656,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$661/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 35 LAKESHORE 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 7,405 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: $577,000 – $735,000 · 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)0.2 mi N
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 18 Lake Vista Ct (Issued)0.24 mi W
Active in "Issued" for 2.7 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- Accessory dwelling unit at 6212 Allenport Way (Entitled)0.33 mi NW
In "Entitled" for 4.8 yr (since Jan 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 6015 Riverside Blvd (Entitled)0.49 mi NE
In "Entitled" for 3.6 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).
Entity-resolved builders & contractors in ½ mile: Americas Advantage Remodeling (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Sierra Pacific Home And Comfort (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Bullseye Leak Detection (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sacramento First Call Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jad Constructon (30 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2601744 | Plumbing / water heater / sewer | Finaled | Iss. Jan 28, 2026 | $7,825 | E-Permit: Water Service replacement or repair, 35 L.F. |
| RES-2323828 | Remodel / interior alteration | Finaled | Iss. Nov 8, 2023 | $16,850 | Bathroom Remodel Permit: Remove existing shower, toilet, vanity, lighting and flooring. Install new shower with tile on… |
| RES-2106044 | Remodel / interior alteration | Finaled | Iss. Mar 29, 2021 | $34,850 | EPC - Kitchen remodel: New cabinets, counter tops, sink, backsplash, flooring. 2 new pendant lights in kitchen. 22 New L… |
| RES-2105434 | Plumbing / water heater / sewer | Finaled | Iss. Mar 15, 2021 | $5,000 | E-Permit: Sewer Service replacement or repair, Trenchless 35 L.F. |
| RES-1911485 |