25 Grand Rio Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56131, -121.39191
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 $492,000 ($433,000–$551,000).
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 6,600 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
- ✓ Documented permitted upgrades (+$18,480 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 4, 2025).
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 (~$6,059/yr at $492,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$505/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:
- 6,600 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 25 GRAND RIO 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 6,600 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: $433,000 – $551,000 · 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: Kitchen Mart (1 on parcel, 9 in ½ mi · Remodel / interior alteration); Affordable Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Clear Cut Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Yancey (9 in ½ mi · Remodel / interior alteration); Premier Pools (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2511413 | Remodel / interior alteration | Finaled | Iss. Jun 4, 2025 | $35,000 | Guest: Remove & replace tub surround, & valve. Reinstall existing shower glass. Remove & replace countertop, sink, & fau… |
| RES-2504728 | Electrical / panel | Finaled | Iss. Mar 10, 2025 | $1,300 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work, main b… |
| RES-2421956 | Plumbing / water heater / sewer | Finaled | Iss. Oct 7, 2024 | $3,910 | Change-out installation of Gas - 040 gallon to Gas - Tankless, located inside building, screening not required. |