8405 Citadel Way
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55402, -121.39667
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 $552,000 ($486,000–$618,000).
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 6,760 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 (+$77,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 5, 2023).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Jiffy Lube Estimate (0.41 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 (~$6,743/yr at $552,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$562/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:
- 6,760 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 8405 CITADEL 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 6,760 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: $486,000 – $618,000 · 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
- Jiffy Lube Estimate (Fee estimate)0.41 mi S
In "Fee estimate" for 8.5 yr (since Apr 30, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Del Taco Drive-thru Restaurant (Fee estimate)0.45 mi S
In "Fee estimate" for 9.5 yr (since May 22, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Accessory dwelling unit at 8178 Lake Forest Dr (Entitled)0.46 mi SW
In "Entitled" for 3.6 yr (since Apr 4, 2023), 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: B Line Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Bob Jahns Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kitchen Mart (11 in ½ mi · Remodel / interior alteration); Yancey (7 in ½ mi · Remodel / interior alteration); Connected Technology (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2325731 | Roof replacement | Finaled | Iss. Dec 5, 2023 | $19,980 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 27 squares of Composite Class A. CRRC: 0890-0016 |
| RES-2310518 | Remodel / interior alteration | Finaled | Iss. Jun 16, 2023 | $160,000 | EPC - - REPAIR ALL AFFECTED ELECTRICAL WIRING AROUND THE KITCHEN & MASTER BEDROOM - REPLACE WALL & ROOF INSULATION - R… |