5960 Sawyer Cir
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44772, -121.43566
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 $425,000 ($374,000–$476,000).
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 5,555 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 14, 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: Ventris Place (0.47 mi SE, 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 (~$5,295/yr at $425,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$441/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:
- 5,555 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5960 SAWYER 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 5,555 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: minimal flood hazard (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: $374,000 – $476,000 · 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
- Ventris Place (Entitled)0.47 mi SE
In "Entitled" for 3.2 yr (since Sep 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (37 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Affordable Quality Painting (1 on parcel, 1 in ½ mi · Windows / doors / siding); Dc Construction (1 on parcel, 1 in ½ mi · Roof replacement); Hoyt Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Mckenzie Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Syncon Homes Of California (78 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2521572 | Windows / doors / siding | Finaled | Iss. Oct 14, 2025 | $17,500 | Window Permit: Remove and replace 16 windows and 1 slider, like for like. The egress windows will meet the code requir… |
| RES-2309893 | HVAC / heat pump | Finaled | Iss. May 16, 2023 | $3,870 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-2008659 | Plumbing / water heater / sewer | Expired Permit | Iss. May 22, 2020 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1617568 | Roof replacement | Finaled | Iss. Nov 1, 2016 | $8,600 | Reroof. Tear off -YES, NO re-sheet, installing 20 squares of 30 yr laminated dimensional composition roofing material. … |