8180 Arroyo Vista Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46246, -121.42169
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $476,000 ($419,000–$533,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 17, 2026, 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)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (COM-2620624): Pending in review for 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.33 mi NW, 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 (~$5,876/yr at $476,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$490/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:
- 30,232 sq ft (0.69 ac)
- Assessor use:
- Care / Health · Residential Care Facility
- Tax rate area:
- 03117
- Addresses on lot:
- 8180 ARROYO VISTA DR; 8190 ARROYO VISTA DR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $419,000 – $533,000 · 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
- Windows / doors / siding (COM-2620624) (Plan Check Wait)On this parcel
Pending in review for 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.33 mi NW
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: Good Life Construction (1 on parcel, 3 in ½ mi · Remodel / interior alteration); T Morrissey (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Engineered Monitoring (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Kaiser Foundation Health Plan (12 in ½ mi · Commercial tenant improvement); Quality First Home Improvement (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620624 | Windows / doors / siding | Plan Check Wait | App. Sep 17, 2026 | $12,000 | Repair walkway waterproofing, plywood, joists, flashing, concrete, stucco, fascia, and railings as needed along 6 differ… |
| COM-1605436 | Commercial tenant improvement | Finaled | Iss. May 16, 2016 | $25,099 | REMODEL EXISTING GARAGE TO USE AS LAUNDRY ROOM 120 SF. NO NEW SF ADDED. |
| COM-1600696 | Commercial tenant improvement | Expired Permit | Iss. May 10, 2016 | $95,000 | REMODEL FOR NEW MEMORY CARE FACILITY WITHIN AN EXISTING RETIREMENT HOME. TO INCLUDE ELECTRICAL, PLUMBING , MECHANICAL AN… |
| COM-1603945 | Fire alarm / sprinkler | Expired Permit | Iss. Mar 16, 2016 | $9,911 | FIRE EQUIPMENT OTC FIRE ALARM REMODEL |