129 Waterglen Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56382, -121.38766
Executive Verdict · Public-Records Synthesis
Zoned R-1-PC in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $473,000 ($416,000–$530,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PC supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,400 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 Feb 4, 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 (~$5,842/yr at $473,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$487/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:
- 6,400 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03232
- Addresses on lot:
- 129 WATERGLEN CIR
Zoning & Land Use
R-1-PC — 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 6,400 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 06067C0184H, 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: $416,000 – $530,000 · 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 (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hanini Construction And Investments (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (6 in ½ mi · Remodel / interior alteration); Premier Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602355 | HVAC / heat pump | Issued | Iss. Feb 4, 2026 | $10,680 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2602277 | Electrical / panel | Finaled | Iss. Feb 3, 2026 | $10,500 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work. |
| RES-2023408 | Plumbing / water heater / sewer | Finaled | Iss. Dec 18, 2020 | $16,781 | Master bath upgrade. Remove and replace, like for like vanity cabs/tops/sink/faucet vent fan, outlets, lighting switch. … |