8585 Hermitage Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44866, -121.42594
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 $436,000 ($384,000–$488,000).
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 7,724 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 3, 2026, 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)
- ! Year 1 Prop 13 tax reset (~$5,420/yr at $436,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$452/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:
- 7,724 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03115
- Addresses on lot:
- 8585 HERMITAGE WAY
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 7,724 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: $384,000 – $488,000 · 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
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Safe Step Walk In Tub (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Home Depot USA (1 on parcel, 2 in ½ mi · Remodel / interior alteration); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611421 | HVAC / heat pump | Void | App. Jun 3, 2026 | $11,000 | HVAC Permit: Conversion of existing gas HVAC system to all-electric heat pump system. Install 4-ton condenser in backya… |
| RES-2611166 | Remodel / interior alteration | Withdrawn | Iss. Jun 1, 2026 | $9,500 | Bathroom Remodel Permit: REPLACE EXISTING TUB WITH A WALK IN TUB, INSTALL 1 NEW 20-AMP CIRCUIT FOR THE TUB OUTLET, DRY … |
| RES-2500727 | Windows / doors / siding | Finaled | Iss. Jan 29, 2025 | $1,891 | REPLACE 1 WINDOW WITH NAIL FIN VINYL WINDOW. The Egress windows will meet code requirements enforced at the time structu… |
| RES-2122081 | HVAC / heat pump | Finaled | Iss. Oct 13, 2021 | $7,000 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |