8320 Holly Jill Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45657, -121.43554
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $452,000 ($398,000–$506,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,397 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 3, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 8285 Anton Way ADU (0.44 mi W, 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 7,397 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8320 HOLLY JILL WAY
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 7,397 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $398,000 – $506,000 · 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
- 8285 Anton Way ADU (Entitled)0.44 mi W
In "Entitled" for 5.3 yr (since Jul 13, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 15 Dempster Ct (Issued)0.49 mi W
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
- New home at 630 Ashwick Loop (Finaled / completed)0.44 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
- New home at 670 Ashwick Loop (Finaled / completed)0.44 mi NW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Cobex Construction Group (2 on parcel, 2 in ½ mi · Roof replacement); Freedom Forever (1 on parcel, 1 in ½ mi · Solar / battery storage); Thompsons Demolition And Hauling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602206 | Roof replacement | Finaled | Iss. Feb 3, 2026 | $19,980 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 27 squares of Composite Class A. CRRC: 0890-0026 |
| RES-2502301 | Plan revision / deferred submittal | Complete | App. Feb 3, 2025 | — | REVISION TO RES-2500639 - Changed modules. New system size is 10.4KW DC. |
| RES-2500639 | Solar / battery storage | Finaled | Iss. Jan 10, 2025 | $55,629 | Reviewed by SolarApp+ 10.8kw Solar PV System, and nullgal Solar WH System (water heater installed null). REVISION RES-2… |
| RES-2427058 | Solar / battery storage | Withdrawn | Iss. Dec 12, 2024 | $55,629 | Reviewed by SolarApp+ 10kw Solar PV System, and nullgal Solar WH System (water heater installed null). |
| RES-2304204 |