7801 Tierra East Way
Sacramento 95828 · Glen Elder · City of Sacramento · Coordinates: 38.50095, -121.41262
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $525,000 ($462,000–$588,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 30, 2023).
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 (0.45 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 (~$6,435/yr at $525,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$536/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03143
- Addresses on lot:
- 7801 TIERRA EAST WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $462,000 – $588,000 · 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)0.45 mi N
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)0.47 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)0.37 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)0.37 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: Kaylar Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Habitat For Humanity Of Greater Sacramento (10 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 (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2310856 | HVAC / heat pump | Finaled | Iss. May 30, 2023 | $13,307 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1716549 | Remodel / interior alteration | Finaled | Iss. Sep 11, 2017 | $35,000 | Kitchen remodel-cabinets, counter, sink, faucet, appliances, flooring, plumbing and light fixtures. 2-bathroom remodels-… |