Parcel Context · Public-Records Property BriefAPN 078-0064-011-0000

28 Mossglen Cir

Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55976, -121.38336

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 $478,000 ($421,000–$535,000).

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 7,430 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
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 Jul 8, 2024, 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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 2820 Honeysuckle Way (0.32 mi SE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
! Year 1 Prop 13 tax reset (~$5,899/yr at $478,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$492/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:: 7,430 sq ft (0.17 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03232
Addresses on lot:: 28 MOSSGLEN 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 7,430 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$478,000

Range: $421,000 – $535,000 · 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 321 total building permits recorded within ½ mile.

Adds housing (ADU)2 permits (2 units)
Additions & renovations30 permits
Building systems283 permits
Repairs2 permits
Other4 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 2820 Honeysuckle Way (Entitled)0.32 mi SE
In "Entitled" for 7 yr (since Oct 30, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Entity-resolved builders & contractors in ½ mile: Triple R Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Pacific Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); High End Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (9 in ½ mi · Remodel / interior alteration); Premier Pools (7 in ½ mi · Pool / spa).

Permit & Project History on This Parcel (3 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2414030	Roof replacement	Finaled	Iss. Jul 8, 2024	$19,555	Roof Permit: Tear and install 25 squares of 30 yr laminated dimensional composition roofing material. In-progress insp…
RES-2325063	HVAC / heat pump	Finaled	Iss. Nov 27, 2023	$11,450	Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo…
RES-2103981	Electrical / panel	Finaled	Iss. Feb 24, 2021	$2,900	E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work.

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 $478,000 ($421,000–$535,000).

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 7,430 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
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 Jul 8, 2024, 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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 2820 Honeysuckle Way (0.32 mi SE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
! Year 1 Prop 13 tax reset (~$5,899/yr at $478,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$492/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 7,430 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