7101 Tamoshanter Way
Sacramento 95822 · Golf Course Terrace · City of Sacramento · Coordinates: 38.49666, -121.48564
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 $469,000 ($413,000–$525,000).
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 12,197 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$32,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 18, 2021).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 27th & Lock Apartments - Estimate (0.48 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 (~$5,797/yr at $469,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$483/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:
- 12,197 sq ft (0.28 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03015
- Addresses on lot:
- 7101 TAMOSHANTER 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 12,197 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: $413,000 – $525,000 · 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)0.48 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)0.12 mi NW
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)0.35 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.
- Accessory dwelling unit at 2323 67th Ave (Issued)0.39 mi S
Active in "Issued" for 2.4 yr (first record Jun 14, 2024) with no new permit activity recorded in 18 mo.
Entity-resolved builders & contractors in ½ mile: In The Water (1 on parcel, 1 in ½ mi · Pool / spa); Modern Edison (1 on parcel, 1 in ½ mi · Electrical / panel); Naresh Chandra (6 in ½ mi · New single-family home); Home Depot USA (4 in ½ mi · Remodel / interior alteration); Dekreek Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2110584 | Plan revision / deferred submittal | Complete | App. May 18, 2021 | — | EPC - revision to RES-2105132 Dimension from spa to PL corrected from 6' to 5' as well as dimension from house to pool … |
| RES-2105132 | Pool / spa | Finaled | Iss. Apr 1, 2021 | $80,000 | EPC - In Ground Gunite Swimming Pool and Spa SEE REVISIO RES-2110584: EPC - Dimension from spa to PL corrected from 6' … |
| RES-2103104 | Electrical / panel | Finaled | Iss. Feb 14, 2021 | $3,000 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |