Parcel Context · Public-Records Property BriefAPN 078-0054-003-0000

8641 Glenroy Way

Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56293, -121.38506

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 7,620 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 27, 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:: 7,620 sq ft (0.17 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03232
Addresses on lot:: 8641 GLENROY WAY

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 7,620 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$479,000

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

ACS 2020–2024 Median Gross Rent (College/Glen):$1,959±$154

ACS 2020–2024 Median Gross Rent (ZIP 95826):$1,779±$60

Zillow Home Value Index (ZIP 95826, September 2026):$462,374

ACS 2020–2024 Median Home Value (College/Glen):$489,000±$19,100

ACS 2020–2024 Median Home Value (ZIP 95826):$465,000±$7,863

Nearby Activity (½ mile radius, since November 2024)

2 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 214 total building permits recorded within ½ mile.

Adds housing (ADU)2 permits (2 units)
Additions & renovations20 permits
Building systems186 permits
Repairs2 permits
Other4 permits

Developments Deserving Closer Investigation & Active Area Builders

Entity-resolved builders & contractors in ½ mile: On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jal Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (6 in ½ mi · Remodel / interior alteration); Yancey (4 in ½ mi · Remodel / interior alteration); Pacific Builders (4 in ½ mi · Addition (adds square footage)).

Permit & Project History on This Parcel (2 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2618919	Electrical / panel	Finaled	Iss. Aug 27, 2026	$1,500	E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work.
RES-2212677	HVAC / heat pump	Finaled	Iss. Jun 16, 2022	$24,057	No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall …

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 7,620 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 27, 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

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 7,620 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