4858 Villa Royale Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46287, -121.44431
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 $424,000 ($373,000–$475,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,936 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 14, 2022).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1712002): Pending in review for 9.3 yr (83.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, 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 (0.26 mi N, 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 (~$5,284/yr at $424,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$440/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:
- 4,305 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4858 VILLA ROYALE WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-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: 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: $373,000 – $475,000 · 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)0.26 mi N
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).
- Plan revision / deferred submittal (SUB-1712002) (Abandoned)On this parcel
Pending in review for 9.3 yr (83.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Accessory dwelling unit at 4456 San Sebastian Way (Issued)0.48 mi NW
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)0.14 mi NW
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: Syntrol Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Solar / battery storage); Landmark Capital (1 on parcel, 1 in ½ mi · Solar / battery storage); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Steitz And Der Manouel (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); 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-2205340 | Windows / doors / siding | Finaled | Iss. Mar 14, 2022 | $13,250 | Non-structural change-out of (13) windows and (1) patio door in same sizes and locations. Smoke & Carbon Monoxide Alarm… |
| RES-2023516 | Fire alarm / sprinkler | Expired Permit | Iss. Dec 21, 2020 | $2,500 | AA: Install a water softener in garage. Drain line ran to clean out line. No fire sprinklers. Carbon monoxide & Smoke al… |
| RES-1717932 | Solar / battery storage | Finaled | Iss. Sep 29, 2017 | $15,000 | 7.8kw Solar PV System. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fix… |
| RES-1712016 | Remodel / interior alteration | Finaled | Iss. Aug 17, 2017 | $8,000 | EPC Submittal - Remodel of Residential Building - INSTALL NEW 125 SUB PANEL INSTALL NEW BALLAST, LIGHT FIXTURES AND FAN… |