8118 Timberlake Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46266, -121.41415
Executive Verdict · Public-Records Synthesis
Zoned OB-R-PUD 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 OB-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Mar 15, 2018, 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)
- ! 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:
- 28,314 sq ft (0.65 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03087
- Addresses on lot:
- 8118 TIMBERLAKE WAY
Zoning & Land Use
OB-R-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), not a single-family residential 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
Entity-resolved builders & contractors in ½ mile: Air Cool Heating And Cooling (2 on parcel, 2 in ½ mi · Roof replacement); Environmental Control (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kaiser Foundation Health Plan (12 in ½ mi · Commercial tenant improvement); Kimmel Construction (3 in ½ mi · Commercial tenant improvement); Tcm Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1804845 | HVAC / heat pump | Withdrawn | Iss. Mar 15, 2018 | $12,545 | HVAC change out. The existing unit shall be removed. The new unit shall be placed in the same location as the existing u… |
| COM-1704366 | Roof replacement | Finaled | Iss. Mar 22, 2017 | $5,700 | HVAC change out of roof mount heat pump package unit like for like. The existing unit shall be removed. The new unit sh… |
| COM-1612395 | Roof replacement | Finaled | Iss. Aug 4, 2016 | $8,940 | HVAC change out of roof mount package unit like for like. The existing unit shall be removed. The new unit shall be pla… |