7500 Tierra Wood Way
Sacramento 95828 · Glen Elder · City of Sacramento · Coordinates: 38.50124, -121.41581
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $447,000 ($393,000–$501,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,445 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,045 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
about 99% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 7615 50th Ave (0.45 mi N, 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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 10,445 sq ft (0.24 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03143
- Addresses on lot:
- 7500 TIERRA WOOD WAY
Zoning & Land Use
R-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 10,445 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: 0.2% annual chance flood hazard (shaded X) (about 99% of the lot) · FIRM panel 06067C0195H, 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: $393,000 – $501,000 · Status: Off market
HUD Small Area FMR (ZIP 95828) · FY 2026
Studio $1,630 · 1BR $1,710 · 2BR $2,100 · 3BR $2,800 · 4BR $3,220
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 7615 50th Ave (Entitled)0.45 mi N
In "Entitled" for 4 yr (since Nov 22, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 33 Mandola Ct (Finaled / completed)0.45 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 1 permit).
- New home at 38 Mandola Ct (Finaled / completed)0.46 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 1 permit).
- New home at 32 Mandola Ct (Finaled / completed)0.47 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Freedom Forever (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Dw Plumbing (1 on parcel, 1 in ½ mi · Electrical / panel); Habitat For Humanity Of Greater Sacramento (5 in ½ mi · New single-family home); Story Design And Construction (2 in ½ mi · Remodel / interior alteration); Good Life Construction (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600530 | Electrical / panel | Finaled | Iss. Jan 22, 2026 | $950 | Gas Permit: Relocate existing gas house line to a new meter location, using 1" gas pipe. New location is right in front … |
| RES-2201702 | Plan revision / deferred submittal | Complete | App. Jan 24, 2022 | — | REFUND TO RES-2200272-Added sub to tie solar and relocated a couple of lighting loads PV2, PV2A PV5 PV7A. |
| RES-2200272 | Solar / battery storage | Finaled | Iss. Jan 6, 2022 | $21,282 | 3.65kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |