18 Heritage Wood Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48597, -121.51832
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $641,000 ($564,000–$718,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A 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 (+$17,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 3, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
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: ACC Assisted Living Facility at Maple Tree (0.39 mi SE, fee estimate). 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 (~$7,757/yr at $641,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$646/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:
- 5,125 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 18 HERITAGE WOOD CIR
Zoning & Land Use
R-1A — Single-Unit or 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or 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: $564,000 – $718,000 · 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
- ACC Assisted Living Facility at Maple Tree (Fee estimate)0.39 mi SE
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).
- Storage Facility on Corporate Way (Issued)0.42 mi N
High-impact scale ($20,092,704 declared valuation across 2 permits).
- Dutch Bros Corporate Way (Finaled / completed)0.47 mi N
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Creative Patio Works (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Halls Window Center (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Rps Remodeling (1 on parcel, 1 in ½ mi · Windows / doors / siding); Value Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2308834 | Windows / doors / siding | Finaled | Iss. May 3, 2023 | $27,584 | CHANGE OUT 22 WINDOWS & 1 ENTRY DOOR, LIKE FOR LIKE SIZES, RETROFIT. Carbon monoxide & Smoke alarms required. Reference … |
| RES-1806419 | Windows / doors / siding | Finaled | Iss. Apr 9, 2018 | $28,700 | C/O Vinyl Siding to Lap Siding .Total of 31 Sq Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R… |
| RES-1803853 | Addition (adds square footage) | Finaled | Iss. Mar 6, 2018 | $8,832 | Patio Cover ( Pre Engineered) 384 sf w/ two electrical fans |
| RES-1714489 | HVAC / heat pump | Finaled | Iss. Aug 11, 2017 | $9,614 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |