7486 Alma Vista Way
Sacramento 95831 · Z'berg Park · City of Sacramento · Coordinates: 38.48551, -121.50788
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 $696,000 ($612,000–$780,000).
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 12,632 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$38,184 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 20, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Klotz Ranch Apartments (0.37 mi S, 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 (~$8,384/yr at $696,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$699/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:
- 12,632 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 7486 ALMA VISTA 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 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 12,632 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 06067C0285H, 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: $612,000 – $780,000 · 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
Nearby Activity (½ mile radius, since November 2024)
6 active or recent development projects (6 housing units across completed, permitted, and pipeline stages) and 392 total building permits recorded within ½ mile.
- Adds housing (ADU)5 permits (6 units)
- Demolition6 permits
- Additions & renovations51 permits
- Building systems311 permits
- Repairs10 permits
- Other9 permits
Developments Deserving Closer Investigation & Active Area Builders
- Klotz Ranch Apartments (Entitled)0.37 mi S
In "Entitled" for 5.8 yr (since Feb 5, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (266 housing units across 0 permits).
- ACC Assisted Living Facility at Maple Tree (Fee estimate)0.35 mi SW
In "Fee estimate" for 10.4 yr (since Jun 8, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($12,000,000 declared valuation across 17 permits).
- 1266 Sunland Vista ADU (Entitled)0.34 mi N
In "Entitled" for 5.4 yr (since Jun 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Klotz Ranch (Finaled / completed)0.47 mi S
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
Entity-resolved builders & contractors in ½ mile: Clark Wagaman Designs (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Tropical Island Fiberglass Pools (1 on parcel, 1 in ½ mi · Pool / spa); Dmh (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sequoia Construction Services (27 in ½ mi · Commercial tenant improvement); The Spanos (9 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2012380 | Pool / spa | Finaled | Iss. Aug 20, 2020 | $40,000 | EPC - Fiberglass IN GROUND swimming pool @ 254 SF ; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED. |
| RES-1810378 | Addition (adds square footage) | Finaled | Iss. Jun 1, 2018 | $15,500 | Install 635 SF pre-engineered patio cover w/ 2 ceiling fans. |
| RES-1710252 | Remodel / interior alteration | Finaled | Iss. Jun 14, 2017 | $17,000 | EXPEDITED - add 1 new 1/2 bath to home, 1 existing bathroom remodel tile & fixtures only, no electrical work associated… |