4873 Hinchman Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46899, -121.44321
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 5,663 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 (+$8,996 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 10, 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 4% 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (RES-2617350): Pending in review for 3 mo (2.3× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Apartments (0.24 mi SW, 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 (~$5,398/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4873 HINCHMAN WAY
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 5,663 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 4% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 96% of the lot) · FIRM panel 06067C0302H, 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
- Franklin Apartments (Fee estimate)0.24 mi SW
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)0.45 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.
- Plan revision / deferred submittal (RES-2617350) (Ready For Pickup)On this parcel
Pending in review for 3 mo (2.3× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
- 8071 Calle Royale Way ADU (Entitled)0.33 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).
Entity-resolved builders & contractors in ½ mile: Kin Home Electric (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Woodside 05n (47 in ½ mi · New single-family home); East Coast Builders (27 in ½ mi · Commercial tenant improvement); Safe Step Walk In Tub (4 in ½ mi · Remodel / interior alteration); Bg Builder (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2617350 | Plan revision / deferred submittal | Ready For Pickup | App. Aug 10, 2026 | — | REVISION TO RES-2615436: 200A MPU. |
| RES-2615436 | Solar / battery storage | Issued | Iss. Aug 6, 2026 | $19,990 | 0kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |