56 Waterglen Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56237, -121.39035
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 $479,000 ($422,000–$536,000).
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 7,560 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 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: 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)
- ! Year 1 Prop 13 tax reset (~$5,911/yr at $479,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$493/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:
- 7,560 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03232
- Addresses on lot:
- 56 WATERGLEN CIR
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 7,560 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 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: $422,000 – $536,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Yancey Home Improvements (2 on parcel, 2 in ½ mi · Roof replacement); Alpha Enviro Tech (1 on parcel, 1 in ½ mi · HVAC / heat pump); Drain Time (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Yancey (8 in ½ mi · Remodel / interior alteration); Kitchen Mart (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2618509 | Plumbing / water heater / sewer | Finaled | Iss. Aug 25, 2026 | $3,300 | REPLACE LIKE FOR LIKE 50 GALLON GAS WATER HEATER IN CLOSET INSIDE HOME SAME LOCATION. CARBON MONOXIDE & SMOKE ALARMS ARE… |
| RES-2616214 | HVAC / heat pump | Finaled | Iss. Jul 29, 2026 | $4,720 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |
| RES-1722806 | Windows / doors / siding | Finaled | Iss. Dec 12, 2017 | $11,771 | C/O 7 WINDOWS AND 1 SLIDING DOOR LIKE FOR LIKE SIZE. Carbon monoxide & Smoke alarms required. Reference CRC sections R31… |
| RES-1714544 | Roof replacement | Finaled | Iss. Aug 11, 2017 | $19,893 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 29 squares of 30yr Laminated Dimensional Composition. CRRC: 06360130… |