6581 Narrowgauge Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45926, -121.42583
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 $434,000 ($382,000–$486,000).
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.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$3,411 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 13, 2025).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.39 mi N, issued). 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 (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/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:
- 6581 NARROWGAUGE WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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: 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: $382,000 – $486,000 · 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
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.39 mi N
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: Alex Perez Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Good News Home Improvements (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Delta Sierra Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Authority Heating And Air Conditioning Services (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503040 | HVAC / heat pump | Finaled | Iss. Feb 13, 2025 | $9,042 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2417629 | Roof replacement | Finaled | Iss. Aug 8, 2024 | $19,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-008… |
| RES-2004509 | Plumbing / water heater / sewer | Finaled | Iss. Mar 12, 2020 | $4,490 | E-Permit: Water Service replacement or repair, 60 L.F. |
| RES-1707675 | Remodel / interior alteration | Finaled | Iss. May 10, 2017 | $9,691 | c/o 13 windows and 1 patio door like for like no changes to the openings. Carbon monoxide & Smoke alarms required. Refe… |
| RES-1707252 |