855 Florin Rd
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.49720, -121.52831
Executive Verdict · Public-Records Synthesis
Zoned R-2-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $768,000 ($676,000–$860,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,411 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 26, 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 (0.35 mi NW, 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 (~$9,205/yr at $768,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$767/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:
- 4,675 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03165
- Addresses on lot:
- 855 FLORIN RD
Zoning & Land Use
R-2-R — Duplex 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-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling 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 (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: $676,000 – $860,000 · 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)0.35 mi NW
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: Bonney Plumbing (3 on parcel, 6 in ½ mi · Remodel / interior alteration); Groundworks California (1 on parcel, 2 in ½ mi · General repair); River City Window And Door (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kitchen Mart (13 in ½ mi · Remodel / interior alteration); Dave Gross Enterprises (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523861 | General repair | Issued | Iss. Nov 26, 2025 | $8,000 | EPC - GARAGE Foundation repair using 3 Push Piers, 2 LF angle iron. |
| RES-2427736 | Remodel / interior alteration | Finaled | Iss. Dec 23, 2024 | $18,599 | Door Permit: Remove 2 metal mulled doors and replace with 2 mulled composite doors using precision install. Same operati… |
| RES-2418663 | Plumbing / water heater / sewer | Finaled | Iss. Aug 21, 2024 | $5,300 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |
| RES-2307728 | HVAC / heat pump | Finaled | Iss. Apr 19, 2023 | $18,740 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1711349 |