17 Grand Rio Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56099, -121.39189
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 $485,000 ($427,000–$543,000).
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 (+$11,550 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 8, 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 (~$5,979/yr at $485,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$498/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:
- 17 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: $427,000 – $543,000 · 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: Quality First Home Improvement (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Solarco (2 on parcel, 2 in ½ mi · Solar / battery storage); Jr Putman (2 on parcel, 2 in ½ mi · HVAC / heat pump); Yancey (10 in ½ mi · Remodel / interior alteration); Kitchen Mart (10 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-2509507 | Plumbing / water heater / sewer | Finaled | Iss. May 8, 2025 | $3,599 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2321390 | HVAC / heat pump | Finaled | Iss. Oct 20, 2023 | $18,450 | HVAC Permit: Remove and replace AC coil. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-1811923 | General repair | Finaled | Iss. Jun 22, 2018 | $2,500 | C/O 2 SLIDING DOORS LIKE FOR LIKE .Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1608034 | Solar / battery storage | Expired Permit | Iss. May 23, 2016 | $2,500 | In-Connection with Rooftop Solar RES-1606886 AA: existing panel 100 Amps - Underground service, new main panel 200 Amps… |