19 Flaum Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45491, -121.44341
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 $435,000 ($383,000–$487,000).
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 7,600 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 26, 2024, 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: 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 8285 Anton Way ADU (0.14 mi N, 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 7,600 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 19 FLAUM 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 7,600 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0305H, 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: $383,000 – $487,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 221 total building permits recorded within ½ mile.
- Adds housing (ADU)4 permits (4 units)
- Additions & renovations22 permits
- Building systems190 permits
- Repairs2 permits
- Other3 permits
Developments Deserving Closer Investigation & Active Area Builders
- 8285 Anton Way ADU (Entitled)0.14 mi N
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)0.14 mi NW
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Community Resource Project (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Kys Home Improvement (1 on parcel, 1 in ½ mi · HVAC / heat pump); Esco Aire (1 on parcel, 1 in ½ mi · HVAC / heat pump); Nexgen Homes (119 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2408266 | Remodel / interior alteration | Finaled | Iss. Apr 26, 2024 | $1,500 | INSTALL 40 AMP E.V. WALL CONNECTOR All supply side connections, main breaker change-out, and/or panel upgrade will requi… |
| RES-2110423 | HVAC / heat pump | Finaled | Iss. May 16, 2021 | $8,940 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2104016 | Plumbing / water heater / sewer | Finaled | Iss. Feb 25, 2021 | $3,950 | Change out 5 retrofit windows, Horizontal sliding vinyl like for like change out 1 retrofit vinyl like for like change … |
| RES-1822568 | HVAC / heat pump | Finaled | Iss. Nov 26, 2018 | $10,000 | H # 18-033619: Illegal Residential Cannabis Grow-WWOP-QUAD Fees-Restore SFR ;Corrective action to restore illegal Grow … |