25 Goodwin Cir
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46541, -121.44384
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 $451,000 ($397,000–$505,000).
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 6,970 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 (+$18,620 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 17% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Apartments (0.14 mi NW, fee estimate). 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 (~$5,591/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 25 GOODWIN 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 6,970 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: reduced flood risk due to levee (about 17% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 83% 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: $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
- Franklin Apartments (Fee estimate)0.14 mi NW
In "Fee estimate" for 9.1 yr (since Oct 6, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (113 housing units, $18,907,850 declared valuation across 14 permits).
- Accessory dwelling unit at 4456 San Sebastian Way (Issued)0.42 mi W
Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- 8071 Calle Royale Way ADU (Entitled)0.12 mi SW
In "Entitled" for 5 yr (since Nov 2, 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 8073 Calle Royale Way (Issued)0.11 mi SW
Active in "Issued" for 5 yr (first record Nov 3, 2021) with no new permit activity recorded in 4.6 yr.
Entity-resolved builders & contractors in ½ mile: Judson Enterprises (2 on parcel, 3 in ½ mi · Windows / doors / siding); Mcilwain Mobility Solutions (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Nanofy Of California (1 on parcel, 1 in ½ mi · Solar / battery storage); Vivint Solar Developer (1 on parcel, 1 in ½ mi · Solar / battery storage); Nexgen Homes (119 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623658 | Plumbing / water heater / sewer | Issued | Iss. Oct 22, 2026 | $93,000 | REMODEL BATHROOM WITH ROLL IN SHOWER WALL MOUNTED SINK AND WALL MOUNTED TOILET WIDEN BATHROOM DOOR REMOVE CEILING FAN AN… |
| RES-2611147 | Solar / battery storage | Finaled | Iss. Jun 4, 2026 | $30,000 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2219552 | Roof replacement | Expired Permit | Iss. Sep 13, 2022 | $10,000 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-1723192 | Solar / battery storage | Finaled | Iss. Dec 19, 2017 | $12,760 | 5.8kw Solar PV System. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fix… |