8432 Sunblaze Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45068, -121.43336
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 $451,000 ($397,000–$505,000).
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 (+$4,860 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 17, 2026).
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)
- ! Year 1 Prop 13 tax reset (~$5,591/yr at $451,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$466/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:
- 10,454 sq ft (0.24 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8432 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: $397,000 – $505,000 · 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
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Sacramento Valley Roofing And Gutters (1 on parcel, 1 in ½ mi · Roof replacement); West Coast Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Syncon Homes Of California (25 in ½ mi · New single-family home); Clark Wagaman Designs (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605299 | Roof replacement | Finaled | Iss. Mar 17, 2026 | $26,982 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 32 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2521992 | Plumbing / water heater / sewer | Finaled | Iss. Oct 20, 2025 | $3,850 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2405700 | HVAC / heat pump | Finaled | Iss. Mar 18, 2024 | $24,098 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1613489 | Solar / battery storage | Finaled | Iss. Aug 24, 2016 | $18,000 | Install 4.59kw Roof Top Solar PV System w / de-rated 150A main breaker. All supply side connections or main breaker chan… |