8133 Lisbon Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46223, -121.43218
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 $428,000 ($377,000–$479,000).
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 6,098 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Oct 3, 2022, 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: Accessory dwelling unit at 6490 Weatherford Way (0.33 mi NE, 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 (~$5,329/yr at $428,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$444/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8133 LISBON 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 6,098 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: $377,000 – $479,000 · 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
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.33 mi NE
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Accessory dwelling unit at 21 Paramount Cir (Issued)0.45 mi NW
Active in "Issued" for 13 mo (first record Oct 6, 2025) with no new permit activity recorded in 8 mo.
Entity-resolved builders & contractors in ½ mile: Kustom Us (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Five Star Restoration And Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Bonney Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Trade Heating And Air Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Quality First Home Improvement (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2221077 | Remodel / interior alteration | Finaled | Iss. Oct 3, 2022 | $3,800 | Non-structural water damage repair. Affected areas Primary bath and kitchen. Re-installing materials removed, drywall, c… |
| RES-2220621 | Plumbing / water heater / sewer | Withdrawn | Iss. Sep 27, 2022 | $3,500 | E-Permit: Shower Replacement. Toilet replacement, 1. Kitchen Sink/Faucet and/or Disposal Replacement. |
| RES-2212606 | Plumbing / water heater / sewer | Finaled | Iss. Jun 15, 2022 | $17,749 | E-Permit: Drain Line replacement or repair, 100 L.F. |
| RES-1904288 | Roof replacement | Finaled | Iss. Mar 12, 2019 | $7,000 | Tear Off - No, Resheet - No, 1 layer(s), 11 squares of 30yr Laminated Dimensional Composition. In-progress inspection re… |
| RES-1720151 |