7026 Wilshire Cir
Sacramento 95822 · Golf Course Terrace · City of Sacramento · Coordinates: 38.49754, -121.50373
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-2 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $428,000 ($377,000–$479,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,148 sq ft lot. Local precedent is active with 1 ADU permit 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 Oct 29, 2024, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 7220 Amherst St. ADU (0.22 mi S, 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 (~$5,329/yr at $428,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$444/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03131
- Addresses on lot:
- 7026 WILSHIRE CIR
Zoning & Land Use
R-1-EA-2 — 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 9,148 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: $377,000 – $479,000 · 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
- 7220 Amherst St. ADU (Entitled)0.22 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).
- Florin Road Storage (Issued)0.27 mi W
High-impact scale ($5,674,817 declared valuation across 10 permits). contractor changed to "UPRITE CONSTRUCTION CORPORATION" in snapshot Nov 1, 2026.
- New home at 1708 Florin Rd (Entitled)0.31 mi SE
In "Entitled" for 4.3 yr (since Aug 8, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Tru-North Properties - New Building (Finaled / completed)0.18 mi S
High-impact scale ($925,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Thompson Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Stuart James Construction (13 in ½ mi · Remodel / interior alteration); Uprite Construction (6 in ½ mi · New commercial / non-residential building); 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-2423877 | Roof replacement | Finaled | Iss. Oct 29, 2024 | $17,750 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 33 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |
| RES-2324978 | HVAC / heat pump | Finaled | Iss. Nov 24, 2023 | $15,910 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |