7985 Arroyo Vista Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46804, -121.42029
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 $440,000 ($387,000–$493,000).
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 6,600 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$9,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 2, 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: Kaiser S. Sac Medical Center (0.16 mi N, approved). 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 6,600 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 7985 ARROYO VISTA DR
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 6,600 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: 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: $387,000 – $493,000 · 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)
1 active or recent development project and 223 total building permits recorded within ½ mile.
- Demolition1 permit
- Additions & renovations33 permits
- Building systems175 permits
- Repairs4 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- Kaiser S. Sac Medical Center (Approved)0.16 mi N
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.43 mi SW
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.19 mi NW
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: Haven Energy Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Tommy Tran Construction (1 on parcel, 1 in ½ mi · Roof replacement); Minh Nguyen Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kaiser Foundation Health Plan (88 in ½ mi · Commercial tenant improvement); Swinerton Builders (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611385 | Solar / battery storage | Finaled | Iss. Jun 2, 2026 | $20,000 | Reviewed by SolarApp+ 6.2kw Solar PV System, 15 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2020006 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 29, 2020 | $2,700 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1611932 | Roof replacement | Finaled | Iss. Jul 28, 2016 | $7,800 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. In-progress in… |