6728 Benham Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50463, -121.55625
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $722,000 ($635,000–$809,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Dec 4, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 25% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Won-Umeda Residence Addition (170 ft E, 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 (~$8,681/yr at $722,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$723/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:
- 33,000 sq ft (0.76 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 6728 BENHAM 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 33,000 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 25% of the lot); Zone X: reduced flood risk due to levee (about 75% 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: $635,000 – $809,000 · 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
- Won-Umeda Residence Addition (Entitled)170 ft E
In "Entitled" for 7.2 yr (since Aug 21, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6572 Harmon Dr ADU Conversion (Entitled)0.29 mi NE
In "Entitled" for 4.8 yr (since Feb 9, 2022), 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 6860 Trudy Way (Issued)0.23 mi S
Active in "Issued" for 2.8 yr (first record Jan 30, 2024) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: All Sides Home Improvement (3 on parcel, 3 in ½ mi · New garage / accessory structure); Huft Heating And Air Conditioning (2 on parcel, 3 in ½ mi · Electrical / panel); Halls Window Center (2 on parcel, 2 in ½ mi · Windows / doors / siding); Jhp Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Byers Enterprises (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523650 | Solar / battery storage | Finaled | Iss. Dec 4, 2025 | $45,000 | 13kw Solar PV System, 10 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply si… |
| RES-2509289 | Plan revision / deferred submittal | Complete | App. May 6, 2025 | — | EXPEDITED - EPC - REVISION TO: RES-2427206 changing conventional cut and stack roof to trusses. |
| RES-2427206 | New garage / accessory structure | Finaled | Iss. Apr 24, 2025 | $51,000 | EPC - NEW 561 SQ FT DETACHED CONDITIONED NON-HABITABLE NOT TO BE USED FOR SLEEPING PURPOSES, WORKSHOP UTILITY SPACE … |
| RES-2413472 | Windows / doors / siding | Finaled | Iss. Jun 20, 2024 | $44,180 | C/O 11 WINDOWS AND 2 PATIO DOORS LIKE FOR LIKE NAIL FIN WITH STUCCO PATCH. The egress window will meet the code requirem… |