5691 Village Ridge Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45723, -121.43779
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 $430,000 ($378,000–$482,000).
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 6,506 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 13, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 8285 Anton Way ADU (0.32 mi W, entitled). 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 (~$5,352/yr at $430,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$446/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:
- 6,506 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5691 VILLAGE RIDGE 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 6,506 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 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: $378,000 – $482,000 · 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
- 8285 Anton Way ADU (Entitled)0.32 mi W
In "Entitled" for 5.3 yr (since Jul 13, 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 15 Dempster Ct (Issued)0.37 mi W
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
- New home at 630 Ashwick Loop (Finaled / completed)0.31 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
- New home at 670 Ashwick Loop (Finaled / completed)0.31 mi NW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $121,543 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: E And C Roof Removal (1 on parcel, 1 in ½ mi · Roof replacement); Hoyt Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Structure Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Nexgen Homes (119 in ½ mi · New single-family home); Preferred Fire Reconstruction Dba Nexgen Homes (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503057 | Electrical / panel | Expired Permit | Iss. Feb 13, 2025 | $3,800 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |
| RES-2017873 | HVAC / heat pump | Finaled | Iss. Sep 30, 2020 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1612274 | Roof replacement | Finaled | Iss. Aug 3, 2016 | $13,798 | Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. In-progress inspection r… |