8054 Westboro Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46497, -121.42404
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 $438,000 ($385,000–$491,000).
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 8,276 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 4, 2025, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Kaiser S. Sac Medical Center (0.44 mi NE, approved). 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 (~$5,443/yr at $438,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$454/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8054 WESTBORO 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 8,276 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: $385,000 – $491,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Kaiser S. Sac Medical Center (Approved)0.44 mi NE
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.16 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)0.38 mi N
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: In N Out Restoration (1 on parcel, 1 in ½ mi · Roof replacement); Sameday Plumbing Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kaiser Foundation Health Plan (85 in ½ mi · Commercial tenant improvement); Swinerton Builders (10 in ½ mi · Commercial tenant improvement); Whittington Electric (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2525093 | HVAC / heat pump | Finaled | Iss. Dec 4, 2025 | $8,790 | R/R HEAT PUMP, AIR HANDLER. No Duct Work Permitted. Change-out Split System (all-electric heat pump) to Split System (al… |
| RES-2111814 | Plumbing / water heater / sewer | Finaled | Iss. Jun 3, 2021 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, screened by the Building and … |
| RES-1917445 | Roof replacement | Finaled | Iss. Sep 12, 2019 | $11,610 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 27 squares of 30yr Laminated Dimensional Composition. In-progress i… |