8648 Culpepper Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44346, -121.43143
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 $456,000 ($401,000–$511,000).
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 11,470 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$6,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 23, 2021).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Ventris Place (0.16 mi E, 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 (~$5,648/yr at $456,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$471/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:
- 11,470 sq ft (0.26 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8648 CULPEPPER DR
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 11,470 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: $401,000 – $511,000 · 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
Nearby Activity (½ mile radius, since November 2024)
41 active or recent development projects (41 housing units across completed, permitted, and pipeline stages) and 289 total building permits recorded within ½ mile.
- New construction26 permits (25 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations28 permits
- Building systems200 permits
- Repairs24 permits
- Other9 permits
Developments Deserving Closer Investigation & Active Area Builders
- Ventris Place (Entitled)0.16 mi E
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).
- New home (Entitled)0.35 mi SE
In "Entitled" for 5.2 yr (since Sep 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.4 mi SE
In "Entitled" for 5.2 yr (since Sep 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.41 mi SE
In "Entitled" for 5.2 yr (since Sep 15, 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: Greggs Pool Works (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Climate Care (1 on parcel, 1 in ½ mi · HVAC / heat pump); Century Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Syncon Homes Of California (39 in ½ mi · New single-family home); Pacific Builders (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2101049 | Remodel / interior alteration | Expired Permit | Iss. Feb 23, 2021 | $15,000 | EPC - add gasline to swimming pool- add spa to swimming pool- Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-2009099 | Roof replacement | Finaled | Iss. May 29, 2020 | $13,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of 40yr Laminated Dimensional Composition. CRRC: 0890-001… |
| RES-1904882 | HVAC / heat pump | Finaled | Iss. Mar 20, 2019 | $14,000 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |