2541 Rio De Oro Way
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55960, -121.39269
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 $500,000 ($440,000–$560,000).
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 10,140 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 (+$9,657 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 8, 2026).
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 (~$6,150/yr at $500,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$513/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:
- 10,140 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 2541 RIO DE ORO 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 10,140 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: $440,000 – $560,000 · 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: Dinwiddie Hines Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Huft Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Cal Vintage Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Crux Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Yancey (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-2619724 | HVAC / heat pump | Issued | Iss. Sep 8, 2026 | $17,100 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2514301 | Electrical / panel | Finaled | Iss. Jul 8, 2025 | $4,000 | E-Permit: existing panel 150 Amps - Underground service, new main panel 150 Amps, N/A weather head/masthead work, main b… |
| RES-1816743 | Roof replacement | Finaled | Iss. Aug 29, 2018 | $15,660 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 18 squares of Composite Class A. CRRC: 0668-0119 |
| RES-1715403 | Roof replacement | Finaled | Iss. Aug 24, 2017 | $2,500 | Tear off and re-sheet with 1/2" OSB and reroof with composition shingles. Title 24 compliance is ducting is under the ho… |
| RES-1712455 |