6580 Hitchcock Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46418, -121.42509
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 $432,000 ($380,000–$484,000).
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 6,970 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 17, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.11 mi W, issued). 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6580 HITCHCOCK 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 6,970 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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0308H, 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: $380,000 – $484,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 384 total building permits recorded within ½ mile.
- Additions & renovations34 permits
- Building systems319 permits
- Repairs25 permits
- Other6 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.11 mi W
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.45 mi N
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: Fbh Construction (1 on parcel, 1 in ½ mi · Roof replacement); American Home Energy Savers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Cook Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kaiser Foundation Health Plan (82 in ½ mi · Commercial tenant improvement); Swinerton Builders (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2313445 | Roof replacement | Finaled | Iss. Jul 17, 2023 | $74,200 | EPC - Fire Damage repair- Roof Assembly: Repair existing fire damaged or cut trusses per plan. Wall Assembly: R and R i… |
| RES-2300362 | Electrical / panel | Expired Permit | Iss. Jan 6, 2023 | $1,300 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, Reuse Existing weather head/masthead w… |
| RES-2222544 | Roof replacement | Finaled | Iss. Oct 21, 2022 | $8,900 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |
| RES-1911030 | Plumbing / water heater / sewer | Finaled | Iss. Jun 15, 2019 | $5,000 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |