1 Shoal Ct
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50884, -121.54134
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $803,000 ($707,000–$899,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$181,220 contributory est.)
Public building records show issued construction/renovation work on this parcel (183 total permits, latest Aug 3, 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)
about 99% 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
Pool / spa (COM-2616642): Pending in review for 3 mo (20.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$9,604/yr at $803,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$800/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:
- 257,004 sq ft (5.90 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 1 SHOAL CT; 1 SHOAL CT # 100 # 100; 1 SHOAL CT # 10 # 10
Zoning & Land Use
R-3 — 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-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 (about 99% 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: $707,000 – $899,000 · 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
- Pool / spa (COM-2616642) (Plan Check Wait)On this parcel
Pending in review for 3 mo (20.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- Electrical / panel (COM-2609445) (Applied)On this parcel
Pending in review for 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Electrical / panel (COM-2609444) (Applied)On this parcel
Pending in review for 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Electrical / panel (COM-2609443) (Applied)On this parcel
Pending in review for 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Entity-resolved builders & contractors in ½ mile: Tcg Construction (156 on parcel, 156 in ½ mi · Commercial tenant improvement); Elite Construction And Maintenance (13 on parcel, 13 in ½ mi · Windows / doors / siding); Himphill Electric (4 on parcel, 4 in ½ mi · Electrical / panel); Nationwide Environmental And Construction Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (183 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616642 | Pool / spa | Plan Check Wait | App. Aug 3, 2026 | $25,000 | EPC - Pool and spa remodel including replaster, deck/coping repair, and handrail replacement. No change to pool size, de… |
| COM-2610978 | HVAC / heat pump | Issued | Iss. Jun 4, 2026 | $4,800 | Remove and replace HVAC split system in unit 100, like for like. No duct work permitted. The existing unit shall be remo… |
| FPP-2609434 | Electrical / panel | Void | App. May 9, 2026 | $30,000 | EPC - SHARED PLANS 13 REPLACE EXISTING ELECTRICAL METER PACK EQUIPMENT "LIKE FOR LIKE". NO ADDITIONAL LOADS. STUCCO PATC… |
| COM-2609445 | Electrical / panel | Applied | App. May 9, 2026 | $30,000 | EPC - SHARED PLANS 13 REPLACE EXISTING ELECTRICAL METER PACK EQUIPMENT "LIKE FOR LIKE". NO ADDITIONAL LOADS. STUCCO PATC… |