2171 Aaron Way
Sacramento 95822 · Golf Course Terrace · City of Sacramento · Coordinates: 38.49691, -121.48949
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 $505,000 ($444,000–$566,000).
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 10,890 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through May 22, 2026, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 7067 Remo Way New ADU (0.1 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 (~$6,207/yr at $505,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$517/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03015
- Addresses on lot:
- 2127 60TH AVE; 2171 AARON 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 10,890 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: $444,000 – $566,000 · 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
- 7067 Remo Way New ADU (Entitled)0.1 mi E
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)0.26 mi N
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.
- Accessory dwelling unit at 1905 Newport Ave (Issued)0.46 mi SW
Active in "Issued" for 16 mo (first record Jul 3, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Nushake (2 on parcel, 2 in ½ mi · Roof replacement); Greenberg Clark (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Fat Cat Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Graves 7 (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Home Depot USA (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2610596 | Plumbing / water heater / sewer | Issued | Iss. May 22, 2026 | $2,300 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2322853 | Plumbing / water heater / sewer | Finaled | Iss. Oct 25, 2023 | $17,817 | E-Permit: Sewer Service replacement or repair, Trenchless 85 L.F. |
| RES-1820242 | Plumbing / water heater / sewer | Finaled | Iss. Oct 17, 2018 | $2,200 | AA: Sewer Service replacement or repair, Dig and Bury 5 L.F. 4" main line; install 2-way clean-out. Smoke & Carbon Mon… |
| RES-1808626 | Roof replacement | Finaled | Iss. May 8, 2018 | $12,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| RES-1808624 |