6225 Hermosa St
Sacramento 95822 · Brentwood · City of Sacramento · Coordinates: 38.51269, -121.48006
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 $603,000 ($531,000–$675,000).
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 7,405 sq ft lot. Local precedent is active with 17 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$167,359 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 7, 2023).
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: Accessory dwelling unit at 2610 45th Ave (370 ft SE, issued). 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 (~$7,324/yr at $603,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$610/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03175
- Addresses on lot:
- 6223 HERMOSA ST; 6223 HERMOSA ST UNIT 1 UNIT 1; 6223 HERMOSA ST UNIT 2 UNIT 2
Zoning & Land Use
R-1-EA-4 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 7,405 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 06067C0190H, 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: $531,000 – $675,000 · 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
- Accessory dwelling unit at 2610 45th Ave (Issued)370 ft SE
Active in "Issued" for 19 mo (first record Apr 22, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 6359 Hermosa St (Issued)0.13 mi S
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Micro Community Project - City Facility Project - 25th Street (In review)0.18 mi SW
High-impact scale (27 housing units, $950,353 declared valuation across 1 permit). issued_date changed to "2026-10-15" in snapshot Nov 1, 2026.
- New home at 5892 28th St (In review)0.49 mi N
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "257435.4" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Exact Property Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Super Brothers Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Intera Homes (6 in ½ mi · New garage / accessory structure); Genesis Quality Construction (4 in ½ mi · New single-family home); Rpm Development And Engineering (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2323590 | Roof replacement | Finaled | Iss. Nov 7, 2023 | $6,600 | Roof Permit: Re roof 22 squares of composition roof on the main unit. In-progress inspection required if 10 sq or great… |
| RES-2317137 | Electrical / panel | Expired Permit | Iss. Aug 14, 2023 | $6,712 | E-Permit: existing panel 100 Amps - Underground service, new main panel 200 Amps, New Install weather head/masthead work… |
| RES-2212374 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Oct 10, 2022 | $173,249 | EPC - Build New 2-Unit, 1 Story, ADU Unit 1 (2 bed, 1 bath): 780 SQ FT Unit 2 (studio): 388 SQ FT Solar Shares Progra… |
| RES-2210978 | Plumbing / water heater / sewer |