7055 Wilshire Cir
Sacramento 95822 · Golf Course Terrace · City of Sacramento · Coordinates: 38.49915, -121.50468
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $440,000 ($387,000–$493,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,841 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$18,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 24, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Belleau Wood Apartments (0.48 mi N, in review). 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03131
- Addresses on lot:
- 7055 WILSHIRE CIR
Zoning & Land Use
R-1-EA-1 — 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 7,841 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 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: $387,000 – $493,000 · 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
- Belleau Wood Apartments (In review)0.48 mi N
In "In review" for 3.3 yr (since Aug 4, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (23 housing units, $3,032,848 declared valuation across 3 permits).
- Florin Road Storage (Issued)0.24 mi SW
High-impact scale ($5,674,817 declared valuation across 10 permits). contractor changed to "UPRITE CONSTRUCTION CORPORATION" in snapshot Nov 1, 2026.
- 7220 Amherst St. ADU (Entitled)0.34 mi S
In "Entitled" for 5.3 yr (since Jul 27, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.38 mi N
In "Entitled" for 5.4 yr (since Jun 14, 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: Es Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Acr Electrical And Plumbing (1 on parcel, 1 in ½ mi · Roof replacement); Same Day Sacramento (1 on parcel, 1 in ½ mi · HVAC / heat pump); American Home Energy Savers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Pro Power Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613176 | HVAC / heat pump | Finaled | Iss. Jun 24, 2026 | $12,092 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2606906 | Solar / battery storage | Finaled | Iss. Apr 8, 2026 | $47,000 | Reviewed by SolarApp+ 11.8kw Solar PV System, 23 kw PV Storage System Size and nullgal Solar WH System (water heater ins… |
| RES-2309937 | Roof replacement | Finaled | Iss. May 17, 2023 | $24,331 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of Composite Class A. In-progress inspection required if … |
| RES-2100011 | Plumbing / water heater / sewer | Finaled | Iss. Jan 3, 2021 | $4,141 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |