49 Northlite Cir
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50294, -121.52609
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 $689,000 ($606,000–$772,000).
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 9,400 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 (+$44,880 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 21, 2025).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 14 Westlite Ct (0.42 mi SW, issued). 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 (~$8,305/yr at $689,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$692/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:
- 9,400 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 49 NORTHLITE 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 9,400 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: $606,000 – $772,000 · 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
- Accessory dwelling unit at 14 Westlite Ct (Issued)0.42 mi SW
Active in "Issued" for 3.8 yr (first record Jan 31, 2023) with no new permit activity recorded in 2.8 yr.
Entity-resolved builders & contractors in ½ mile: Benning Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Blue Mountain Construction Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Nor Cal Water (1 on parcel, 1 in ½ mi · Other); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Premier Pools (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2524452 | HVAC / heat pump | Finaled | Iss. Nov 21, 2025 | $8,950 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2009484 | Windows / doors / siding | Finaled | Iss. Jun 16, 2020 | $60,000 | Non-structural remodel to include C/O (29) windows in same sizes and locations. Infill (1) garage window. Replace gara… |
| RES-1900667 | Other | Finaled | Iss. Jan 15, 2019 | $1,207 | AA: |
| RES-1817084 | Remodel / interior alteration | Finaled | Iss. Sep 4, 2018 | $120,000 | Interior remodel of bathrooms, kitchen, all living areas, and bedrooms, install new gas fire place. update HVAC, C/O wat… |