121 Waterglen Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56374, -121.38806
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 $496,000 ($436,000–$556,000).
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 6,190 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$25,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 13, 2026).
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 (~$6,104/yr at $496,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$509/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:
- 6,190 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03232
- Addresses on lot:
- 121 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 6,190 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: $436,000 – $556,000 · 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: Honest Sewer And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Precision Awning Bros (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Freeman Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sconce Electric (1 on parcel, 1 in ½ mi · Electrical / panel); 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-2616490 | Addition (adds square footage) | Finaled | Iss. Aug 13, 2026 | $7,400 | Patio Cover Permit: Build a Duralum patio cover. 16x17 none insulted , roof mount ,1 fan hook up, attached on concrete… |
| RES-2423048 | Plumbing / water heater / sewer | Finaled | Iss. Oct 21, 2024 | $9,500 | E-Permit: Drain Line replacement or repair, 100 L.F. |
| RES-1910176 | Electrical / panel | Finaled | Iss. Jun 5, 2019 | $5,000 | AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, New Install weather head/masthead work, main… |
| RES-1714821 | Roof replacement | Expired Permit | Iss. Aug 16, 2017 | $6,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of Composite Class A. CRRC: 0890-0013 |