7625 Tierra Arbor Way
Sacramento 95828 · Glen Elder · City of Sacramento · Coordinates: 38.50238, -121.41442
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 $424,000 ($373,000–$475,000).
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 6,617 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 23, 2026, 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: 0.2% annual chance flood hazard (shaded X))
all 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mandolin Estates (0.42 mi NE, 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 (~$5,284/yr at $424,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$440/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:
- 6,617 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03143
- Addresses on lot:
- 7625 TIERRA ARBOR 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 6,617 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) (all 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: $373,000 – $475,000 · 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
- Mandolin Estates (Entitled)0.42 mi NE
In "Entitled" for 6 yr (since Nov 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (13 housing units, 13 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 7615 50th Ave (Entitled)0.36 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)0.34 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)0.35 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Northwest Exteriors (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Honest Sewer And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Dw Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Habitat For Humanity Of Greater Sacramento (11 in ½ mi · New single-family home); Connected Technology (3 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-2601398 | Plumbing / water heater / sewer | Withdrawn | App. Jan 23, 2026 | $950 | Plumbing Permit: Relocate existing gas house line to a new meter location, approximately 3 feet, using 1" gas pipe. All… |
| RES-2318797 | Plumbing / water heater / sewer | Finaled | Iss. Sep 4, 2023 | $2,178 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2212145 | Windows / doors / siding | Finaled | Iss. Jun 9, 2022 | $28,000 | Install vinyl siding on front only 500SF-C/O 10 windows and 2 patio doors like for like retrofit. The egress windows wil… |