46 Starglow Cir
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50546, -121.52558
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 $669,000 ($589,000–$749,000).
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 9,583 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$23,847 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 2, 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)
- ! Year 1 Prop 13 tax reset (~$8,077/yr at $669,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$673/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 46 STARGLOW 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 9,583 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: $589,000 – $749,000 · 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
Entity-resolved builders & contractors in ½ mile: Rose Remodeling (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Northwest Exteriors (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Sierra Pacific Home And Comfort (1 on parcel, 2 in ½ mi · HVAC / heat pump); Gentry Construction A Partnership (1 on parcel, 1 in ½ mi · Roof replacement); Sol R Us (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606496 | Solar / battery storage | Finaled | Iss. Apr 2, 2026 | $26,208 | Reviewed by SolarApp+ 7.3kw Solar PV System, 0 kw PV Storage System Size and nullgal Solar WH System (water heater insta… |
| RES-2604191 | Windows / doors / siding | Finaled | Iss. Mar 4, 2026 | $18,850 | Window Permit: Replacing 13 retro windows & 2 patio doors like for like. The egress windows will meet the code require… |
| RES-2519747 | Remodel / interior alteration | Finaled | Iss. Sep 22, 2025 | $22,828 | Bathroom Remodel Permit: Replace 60 x 32 tub to shower, surrounding and valve. Replace vanity top. Install a new Panaso… |
| RES-2518724 | Roof replacement | Finaled | Iss. Sep 5, 2025 | $36,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 37 squares of 50yr Laminated Dimensional Composition. In-progress in… |