8450 Sunblaze Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45015, -121.43346
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,007 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 2, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Cottages at Laguna)
0.5 mi E 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8450 SUNBLAZE WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $376,000 – $478,000 · 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)0.5 mi E
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Entity-resolved builders & contractors in ½ mile: Sunelectric (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); A Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Syncon Homes Of California (39 in ½ mi · New single-family home); Axios Homes (10 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2211619 | Plumbing / water heater / sewer | Finaled | Iss. Jun 2, 2022 | $2,200 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-1814964 | HVAC / heat pump | Finaled | Iss. Aug 3, 2018 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1814888 | Plan revision / deferred submittal | Complete | App. Aug 3, 2018 | — | 17 panels Canadian Solar, AP System Inverter, 5.015 kW system. |
| RES-1813947 | Solar / battery storage | Finaled | Iss. Jul 30, 2018 | $22,900 | 5.1kw Solar PV System - ROOF MOUNT - New inverter w/ 17 Panels. Smoke Alarms and Carbon Monoxide detectors required. … |