8145 La Almendra Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45980, -121.43626
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 $455,000 ($400,000–$510,000).
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 8,743 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,810 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 29, 2024).
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 (0.45 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 (~$5,637/yr at $455,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$470/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:
- 8,743 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8145 LA ALMENDRA WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 8,743 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: $400,000 – $510,000 · 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)0.45 mi SW
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)0.5 mi SW
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
- New home at 730 Ashwick Loop (Finaled / completed)0.35 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
- New home at 710 Ashwick Loop (Finaled / completed)0.36 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Better Earth Electric (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Nexgen Homes (110 in ½ mi · New single-family home); Rose Remodeling (5 in ½ mi · Remodel / interior alteration); Preferred Fire Reconstruction Dba Nexgen Homes (4 in ½ mi · New single-family home); Pacific Builders (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2402085 | Plan revision / deferred submittal | Complete | App. Jan 29, 2024 | $37,400 | REV TO RES-2325801 - Updated Main service panel breaker to 125a - Updated equipment location and added 60a non-fused AC … |
| RES-2325801 | Solar / battery storage | Expired Permit | Iss. Dec 11, 2023 | $37,400 | 8.1kw Solar PV system and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker… |
| RES-2014087 | Roof replacement | Expired Permit | Iss. Aug 10, 2020 | $10,750 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. CRRC: TBD. In… |