11 Caruso Island Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44743, -121.43076
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 $433,000 ($381,000–$485,000).
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 5,838 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 6, 2022).
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 (0.27 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 (~$5,386/yr at $433,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$449/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:
- 5,838 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 11 CARUSO ISLAND CT
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 5,838 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: $381,000 – $485,000 · 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)0.27 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).
- Cottages at Laguna (Finaled / completed)0.34 mi E
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Entity-resolved builders & contractors in ½ mile: Brazil Quality Construction (1 on parcel, 1 in ½ mi · Roof replacement); Esco Aire (1 on parcel, 1 in ½ mi · HVAC / heat pump); Volt Modern (1 on parcel, 1 in ½ mi · Solar / battery storage); Community Resource Project (1 on parcel, 1 in ½ mi · General repair); Norman Metcalf Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2207156 | Solar / battery storage | Finaled | Iss. Apr 6, 2022 | $7,700 | 2.38kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-2202242 | Roof replacement | Finaled | Iss. Jan 31, 2022 | $17,020 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 23 squares of Composite Class A. CRRC: 0668-0129 |
| RES-2126097 | General repair | Finaled | Iss. Dec 13, 2021 | $1,700 | C/O 1 retrofit slider, vinyl, like for like located in dining room. |
| RES-2125503 | Electrical / panel | Finaled | Iss. Dec 2, 2021 | $825 | E-Permit: - Underground service, adding 1 outlets (240V). |
| RES-2122243 | HVAC / heat pump |