8591 Everglade Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55102, -121.38722
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 $472,000 ($415,000–$529,000).
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 6,324 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 20, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Folsom Blvd Apartments (0.11 mi S, fee estimate). 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 (~$5,831/yr at $472,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$486/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:
- 6,324 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03232
- Addresses on lot:
- 8591 EVERGLADE DR
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 6,324 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)
Range: $415,000 – $529,000 · 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
- Folsom Blvd Apartments (Fee estimate)0.11 mi S
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
- Accessory dwelling unit at 8415 Grinnell Way (In review)0.41 mi W
work_desc changed to "700sf Detached ADU with 9sf utility closet. Proposed SMUD second service drop. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
- Cristo Rey High School Addition and New Sport Field (Finaled / completed)0.46 mi SW
High-impact scale ($1,200,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Chase Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Yancey (7 in ½ mi · Remodel / interior alteration); Kitchen Mart (7 in ½ mi · Remodel / interior alteration); Connected Technology (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2603395 | Plumbing / water heater / sewer | Issued | Iss. Feb 20, 2026 | $5,207 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2603392 | Roof replacement | Issued | Iss. Feb 20, 2026 | $41,263 | Change-out w/new ducts Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed. The new un… |
| RES-1902955 | Electrical / panel | Finaled | Iss. Feb 19, 2019 | $2,461 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main br… |