26 Panos Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47153, -121.43400
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 $428,000 ($377,000–$479,000).
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 6,120 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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 7, 2023, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.44 mi NW, issued). 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 (~$5,329/yr at $428,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$444/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:
- 6,120 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 26 PANOS CT
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 6,120 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 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: $377,000 – $479,000 · 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 105 Thatcher Cir (Issued)0.44 mi NW
Active in "Issued" for 23 mo (first record Dec 17, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 10 Monaghan Cir (In review)0.2 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).
- Accessory dwelling unit at 21 Paramount Cir (Issued)0.27 mi SW
Active in "Issued" for 13 mo (first record Oct 6, 2025) with no new permit activity recorded in 8 mo.
- Shell Gas Station / Lil Loop Convenience Store (Finaled / completed)0.38 mi NE
High-impact scale ($1,080,000 declared valuation across 13 permits).
Entity-resolved builders & contractors in ½ mile: Pride In Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Ridgeline Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); East Coast Builders (13 in ½ mi · Commercial tenant improvement); Kaiser Foundation Health Plan (9 in ½ mi · Remodel / interior alteration); Pacific Building (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2313988 | Roof replacement | Finaled | Iss. Jul 7, 2023 | $15,830 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-011… |
| RES-2313762 | Windows / doors / siding | Finaled | Iss. Jul 6, 2023 | $10,097 | Install 8 aside retrofit windows and 1 retrofit patio door in existing openings, like for like, no change in sizes. All… |