8245 Citadel Way
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55305, -121.40072
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 $524,000 ($461,000–$587,000).
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 9,360 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 (+$37,116 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 5, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Jiffy Lube Estimate (0.42 mi SE, 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 (~$6,424/yr at $524,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$535/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:
- 9,360 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 8245 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 9,360 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: $461,000 – $587,000 · 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)0.42 mi SE
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)0.46 mi SE
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).
- New commercial building at 0 Unknown (Fee estimate)0.47 mi SW
In "Fee estimate" for 10.8 yr (since Jan 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,100,000 declared valuation across 1 permit).
- Accessory dwelling unit at 8178 Lake Forest Dr (Entitled)0.24 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: West Coast Awnings Services (1 on parcel, 2 in ½ mi · Addition (adds square footage)); La Solar Group (1 on parcel, 1 in ½ mi · Solar / battery storage); Honest And Fair Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Salcedo Plastering (1 on parcel, 1 in ½ mi · Windows / doors / siding); Unity Ventures (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616803 | Windows / doors / siding | Finaled | Iss. Aug 5, 2026 | $3,000 | Remove existing crack and damage stucco on entry wall approximately 144sqf three coat stucco system and replace with new… |
| RES-2109134 | Solar / battery storage | Finaled | Iss. Apr 30, 2021 | $9,690 | 6.12kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main bre… |
| RES-2106360 | HVAC / heat pump | Finaled | Iss. Mar 25, 2021 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2015315 | Plumbing / water heater / sewer | Finaled | Iss. Aug 26, 2020 | $1,500 | AA: Gas Line replacement, repair, or new leg, 45 L.F. Install 45' black pipe from meter to proposed gas fireplace locati… |