26 Suntrail Cir
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45230, -121.43096
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 $447,000 ($393,000–$501,000).
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 6,534 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 (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Cottages at Laguna)
0.44 mi SE in "Finaled / completed" stage — High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 26 SUNTRAIL CIR
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 6,534 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 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: $393,000 – $501,000 · 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
- Cottages at Laguna (Finaled / completed)0.44 mi SE
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Entity-resolved builders & contractors in ½ mile: Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lances Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Aaa Electrical Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Axios Homes (10 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620700 | HVAC / heat pump | Issued | Iss. Sep 17, 2026 | $18,152 | No Duct Work Permitted. Change-out Split System (all-electric heat pump) to Split System (all-electric heat pump). The e… |
| RES-2600341 | Plan revision / deferred submittal | Complete | App. Jan 7, 2026 | — | REVISION TO RES-253652: changed racking equipment |
| RES-2526952 | Solar / battery storage | Finaled | Iss. Dec 19, 2025 | $76,722 | Reviewed by SolarApp+ 18kw Solar PV System, 13.5 kw PV Storage System Size and nullgal Solar WH System (water heater ins… |
| RES-1904876 | Plumbing / water heater / sewer | Finaled | Iss. Mar 20, 2019 | $1,800 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. Carbon… |
| RES-1803321 |