7013 Middlecoff Way
Sacramento 95822 · Golf Course Terrace · City of Sacramento · Coordinates: 38.49887, -121.48498
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $414,000 ($364,000–$464,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 1, 2018, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 27th & Lock Apartments - Estimate (0.45 mi E, 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 (~$5,170/yr at $414,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$431/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03015
- Addresses on lot:
- 7013 MIDDLECOFF WAY
Zoning & Land Use
R-1-EA-4 — 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 6,098 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 06067C0305H, 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: $364,000 – $464,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- 27th & Lock Apartments - Estimate (Fee estimate)0.45 mi E
In "Fee estimate" for 7.3 yr (since Jul 31, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units, $2,006,532 declared valuation across 1 permit).
- 7067 Remo Way New ADU (Entitled)0.18 mi SW
In "Entitled" for 5.2 yr (since Sep 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 6931 Diegel Cir (Issued)0.28 mi NW
Active in "Issued" for 14 mo (first record Sep 16, 2025) with no new permit activity recorded in 9 mo. work_desc changed to "EPC - NEW DETACHED 2 BDRM ADU 743 SF, GARAGE 400 SF, PATIO 102 SF. with solar Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections. SEE REVISION RES-2612352: RELOCATED DOORS ON SHEET A-2 SEE REVISION RES-2623850: REPLACING CENTRAL UNIT WITH 3 MINI SPLIT UNITS" in snapshot Nov 1, 2026.
- Singh TM & New SFR (Entitled)0.42 mi E
In "Entitled" for 5.1 yr (since Oct 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Ken Cool And Heat Services (1 on parcel, 1 in ½ mi · Roof replacement); Naresh Chandra (6 in ½ mi · New single-family home); Dekreek Construction (3 in ½ mi · Commercial tenant improvement); Premier Pools (3 in ½ mi · Pool / spa); Yancey (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1801969 | Roof replacement | Finaled | Iss. Feb 1, 2018 | $6,300 | 17-007221 REPLACE EXISTING ROOF PACKAGE HEATING/AIR UNIT |
| RES-1714287 | Plumbing / water heater / sewer | Finaled | Iss. Aug 8, 2017 | $600 | HSG Case 17-007221: Complete Water heater install and comply with violation list as follows, install spark arrestor at c… |