8450 W Stockton Blvd
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45112, -121.40859
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 $234,000 ($206,000–$262,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$48,763 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 15, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Jacinto Road Subdivision (0.36 mi SW, entitled). 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 (~$3,118/yr at $234,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$260/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:
- 55,757 sq ft (1.28 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03344
- Addresses on lot:
- 8450 W STOCKTON BLVD
Zoning & Land Use
R-1A — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (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. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- 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: minimal flood hazard (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: $206,000 – $262,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
- Jacinto Road Subdivision (Entitled)0.36 mi SW
In "Entitled" for 3.3 yr (since Jul 26, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units across 0 permits).
- Shasta Apartments (Fee estimate)0.43 mi W
In "Fee estimate" for 2.6 yr (since Apr 23, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (216 housing units, $80,000,000 declared valuation across 1 permit).
- Bruceville Apartment Complex (In review)0.45 mi NW
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
- New home at 15 Kierland Pl (In review)0.19 mi NW
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Vinculums Services (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Broken Arrow Communications (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Electric Tech Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Phase 3 Communications (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Apex Site Solutions (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2509298 | General repair | Finaled | Iss. Aug 15, 2025 | $15,000 | EPC - Eligible facilities 6409. Add or replace antennas and ancillary equipment as per plans for an existing carrier on … |
| COM-2509291 | Other | Void | App. May 6, 2025 | $15,000 | Eligible facilities 6409. Add or replace antennas and ancillary equipment as per plans for an existing carrier on an exi… |
| COM-2117896 | Remodel / interior alteration | Finaled | Iss. Nov 10, 2021 | $15,000 | EPC - REplace postion #2 Antenna for 12 port; Replace 700 RRH for 4449 B5/B12 from shelter on existing 700 RRH mounting … |
| COM-2113299 | Remodel / interior alteration | Expired Permit | Iss. Jul 30, 2021 | $35,000 | EPC - AT&T is proposing to install an emergency backup generator at an existing wireless facility. There will be no ant… |