77 Waterglen Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56299, -121.39011
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 $488,000 ($429,000–$547,000).
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 6,090 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$16,856 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 20, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-2213922): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,013/yr at $488,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$501/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:
- 6,090 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03232
- Addresses on lot:
- 77 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 6,090 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: $429,000 – $547,000 · 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
- Remodel / interior alteration (RES-2213922) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Tankersley Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); A Cool Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Macs Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Oldtown Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614267 | Remodel / interior alteration | Finaled | Iss. Jul 20, 2026 | $1,248 | EPC - Install 50-amp breaker run 6/3 Romex wire from panel to EV charger location Install customer provided hard wired E… |
| RES-2604288 | Windows / doors / siding | Finaled | Iss. Mar 5, 2026 | $5,247 | Window Permit: REMOVE AND REPLACE (2) VINYL WINDOWS WITH (2) VINYL WINDOWS LIKE FOR LIKE USING NAIL FIN METHOD OF INSTA… |
| RES-2524295 | HVAC / heat pump | Finaled | Iss. Nov 19, 2025 | $15,800 | No Duct Work Permitted. Change-out Split System to Ground Mount (all-electric heat pump). The existing unit shall be rem… |
| RES-2213922 | Remodel / interior alteration | Finaled | Iss. Aug 30, 2022 | $35,000 | EPC - Kitchen: Reconfigure per Plan; New Backsplash, Counters, Cabinets, Flooring, Pantry and Electrical/Plumbing Fixtur… |