8668 Culpepper Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44273, -121.43005
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 $440,000 ($387,000–$493,000).
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 6,325 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 30, 2025).
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 (0.11 mi NE, 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 6,325 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8668 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 6,325 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: $387,000 – $493,000 · 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)
42 active or recent development projects (42 housing units across completed, permitted, and pipeline stages) and 262 total building permits recorded within ½ mile.
- New construction26 permits (25 units)
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations25 permits
- Building systems176 permits
- Repairs25 permits
- Other9 permits
Developments Deserving Closer Investigation & Active Area Builders
- Ventris Place (Entitled)0.11 mi NE
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)0.26 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)0.31 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)0.32 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: Bell Brothers Heating And Air (2 on parcel, 3 in ½ mi · HVAC / heat pump); 1 N Done Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Final Touch Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Eco Pro (1 on parcel, 1 in ½ mi · HVAC / heat pump); Syncon Homes Of California (39 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-2527526 | Remodel / interior alteration | Finaled | Iss. Dec 30, 2025 | $20,000 | Kitchen Remodel Permit: Remove and replace cabinets and counter tops. Remove and replace plumbing fixtures, lighting fi… |
| RES-2300999 | HVAC / heat pump | Finaled | Iss. Jan 18, 2023 | $8,617 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2125991 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 9, 2021 | $3,219 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1710875 | HVAC / heat pump | Expired Permit | Iss. Jun 22, 2017 | $1,650 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |
| RES-1703338 | Roof replacement | Expired Permit | Iss. Mar 7, 2017 | $23,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0890001… |
| SUB-1703134 | Plan revision / deferred submittal | Submittal Incomplete | App. Mar 2, 2017 | $23,000 | EPC Submittal - Remodel of Residential Building - Re-Roof, Installing composition shingles. |