1097 La Fleur Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49052, -121.51880
Executive Verdict · Public-Records Synthesis
Zoned R-1A-EA-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $637,000 ($561,000–$713,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-EA-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 (+$5,852 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 14, 2020).
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: 1266 Sunland Vista ADU (0.48 mi E, 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 (~$7,712/yr at $637,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$643/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:
- 5,890 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 1097 LA FLEUR WAY
Zoning & Land Use
R-1A-EA-3 — 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: $561,000 – $713,000 · 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
- 1266 Sunland Vista ADU (Entitled)0.48 mi E
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).
- Storage Facility on Corporate Way (Issued)0.13 mi NE
High-impact scale ($20,092,704 declared valuation across 2 permits).
- Dutch Bros Corporate Way (Finaled / completed)0.17 mi NW
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Usher Building And Design (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Pocket Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Premier Pools (10 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2017847 | Remodel / interior alteration | Expired Permit | Iss. Oct 14, 2020 | $14,000 | EPC - Convert a 1st level half bath to a full bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R31… |
| RES-1925369 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 26, 2019 | $1,560 | Change-out installation of Gas - 050 gallon to Gas - 040 gallon, located inside building, screening not required. |