6109 Bamford Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47179, -121.43143
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 28, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 10 Monaghan Cir (0.32 mi SW, in review). 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 871 sq ft (0.02 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03117
- Addresses on lot:
- 6109 BAMFORD DR
Zoning & Land Use
R-1A-R — 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 06067C0306H, 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: $376,000 – $478,000 · 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 10 Monaghan Cir (In review)0.32 mi SW
In "In review" for 3 mo (since Aug 5, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Homekey - Woodsprings Hotel Conversion to Affordable Housing (Finaled / completed)0.4 mi NE
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
- Shell Gas Station / Lil Loop Convenience Store (Finaled / completed)0.25 mi NE
High-impact scale ($1,080,000 declared valuation across 13 permits).
- Accessory dwelling unit at 21 Paramount Cir (Issued)0.36 mi SW
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: Community Resource Project (3 on parcel, 3 in ½ mi · Windows / doors / siding); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); East Coast Builders (13 in ½ mi · Commercial tenant improvement); Kaiser Foundation Health Plan (12 in ½ mi · Remodel / interior alteration); Pacific Building (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621539 | Plumbing / water heater / sewer | Issued | Iss. Sep 28, 2026 | $2,400 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |
| COM-1606469 | Windows / doors / siding | Finaled | Iss. May 4, 2016 | $3,500 | CHANGE OUT 5 WINDOWS AND 1 PATIO DOOR RETROFIT (LIKE FOR LIKE). Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-1606457 | Windows / doors / siding | Withdrawn | App. Apr 27, 2016 | $3,500 | CHANGE OUT 5 WINDOWS AND 1 PATIO DOOR RETROFIT (LIKE FOR LIKE). Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-1602067 | HVAC / heat pump | Finaled | Iss. Feb 12, 2016 | $5,000 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |