1 Bueno Ct
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48789, -121.46321
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 $419,000 ($369,000–$469,000).
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 8,000 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
- ✓ Documented permitted upgrades (+$13,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jan 8, 2025).
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: Luther Gardens Senior Apartments (0.34 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 (~$5,227/yr at $419,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$436/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:
- 8,000 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03175
- Addresses on lot:
- 1 BUENO CT
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 8,000 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 06067C0302H, 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: $369,000 – $469,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (386 housing units across completed, permitted, and pipeline stages) and 342 total building permits recorded within ½ mile.
- New construction9 permits (264 units)
- Adds housing (ADU)4 permits (4 units)
- Demolition1 permit
- Additions & renovations23 permits
- Building systems293 permits
- Repairs6 permits
- Other6 permits
Developments Deserving Closer Investigation & Active Area Builders
- Luther Gardens Senior Apartments (Entitled)0.34 mi N
In "Entitled" for 4.7 yr (since Feb 15, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Apartment Complex (Fee estimate)0.48 mi SW
In "Fee estimate" for 5 yr (since Oct 27, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (36 housing units, $6,520,000 declared valuation across 1 permit).
- Clover Workforce Apartments (Entitled)0.38 mi SW
In "Entitled" for 18 mo (since May 15, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (358 housing units, 358 deed-restricted affordable across 0 permits).
- Clover, Quadrant 2, Building 1 (In review)0.5 mi SW
High-impact scale (24 housing units, $4,050,192 declared valuation across 12 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Service Monster (1 on parcel, 1 in ½ mi · Roof replacement); Regal Solar Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Acacia M And E (1 on parcel, 1 in ½ mi · HVAC / heat pump); The Gb Group (10 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2500432 | Plan revision / deferred submittal | Complete | App. Jan 8, 2025 | — | REVISION TO RES-2427786 - The attachment has been updated to Snaprack. |
| RES-2427786 | Solar / battery storage | Finaled | Iss. Dec 24, 2024 | $17,000 | Reviewed by SolarApp+ 4.9kw Solar PV System, and nullgal Solar WH System (water heater installed null). REVISION RES-25… |
| RES-2102424 | Roof replacement | Finaled | Iss. Feb 5, 2021 | $16,280 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of Composite Class A. In-progress inspection required if … |
| RES-1920877 | Solar / battery storage | Finaled | Iss. Oct 28, 2019 | $12,000 | 4.88kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| SUB-1920039 | Plan revision / deferred submittal | Submittal Incomplete | App. Oct 16, 2019 | $16,000 | solar |
| RES-1817615 | HVAC / heat pump | Finaled | Iss. Sep 11, 2018 | $9,190 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |