8120 Timberlake Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46178, -121.41412
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 $432,000 ($380,000–$484,000).
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
- ✓ Documented permitted upgrades (+$4,727 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 19, 2026).
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 (~$5,375/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:
- 186,437 sq ft (4.28 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03087
- Addresses on lot:
- 8120 TIMBERLAKE WAY; 8120 TIMBERLAKE WAY STE 101 STE 101; 8120 TIMBERLAKE WAY STE 102 STE 102
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: $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
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Tcm Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Kaiser Foundation Health Plan (12 in ½ mi · Commercial tenant improvement); Kimmel Construction (3 in ½ mi · Commercial tenant improvement); Tower Construction (3 in ½ mi · Commercial tenant improvement); Quality First Home Improvement (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2618118 | Plan revision / deferred submittal | Complete | App. Aug 19, 2026 | — | REVISION TO COM-2611983: BATHROOM REVISION DUE TO FIELD CONDITIONS ELECTRICAL REVISION TO ADD RECEPTACLES AND CHANGE OUT… |
| COM-2611983 | Commercial tenant improvement | Finaled | Iss. Jul 29, 2026 | $60,000 | EPC - STE 202 - INTERIOR TENANT IMPROVEMENT IN AN EXISTING MEDICAL OFFICE SUITE. NEW ACCESSIBLE FRONT DESK, INFILL OF EX… |
| COM-2218917 | Plumbing / water heater / sewer | Finaled | Iss. Sep 6, 2022 | $51,198 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located outside building, within Existing Exterior Encl… |
| COM-1804805 | Commercial tenant improvement | Certificate of Compliance | Iss. Mar 16, 2018 | $300,474 | EXPEDITED - Remodel of an existing medical office to include new partitions with associated plumbing, mechanical, electr… |