6712 Richlands Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44446, -121.42463
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $432,000 ($380,000–$484,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,879 sq ft lot. Local precedent is active with 2 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 Sep 25, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Bruceville Fee Estimate (0.41 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 6,879 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6712 RICHLANDS WAY
Zoning & Land Use
R-1-PUD — 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 6,879 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: $380,000 – $484,000 · 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
- Bruceville Fee Estimate (Entitled)0.41 mi SE
In "Entitled" for 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Drain Time (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Halls Window Center (2 on parcel, 2 in ½ mi · Windows / doors / siding); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (87 in ½ mi · New single-family home); Syncon Homes Of California (46 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621241 | Plumbing / water heater / sewer | Finaled | Iss. Sep 25, 2026 | $30,000 | RAISED FOUNDATION; THREE BATHROOM HOME WATER REPIPE IN PEX. CHANGE OUT LIKE FOR LIKE 50 GALLON GAS WATER HEATER IN SAME … |
| RES-2620429 | Plumbing / water heater / sewer | Finaled | Iss. Sep 15, 2026 | $22,000 | 30 FOOT SEWER PIPE BURST INSTALL TWO WAY BULLHORN CLEANOUT/ INSTALL ONE WAY PROPERTY LINE CLEAN OUT 30 FOOT KITHCEN LINE… |
| RES-2206321 | Windows / doors / siding | Finaled | Iss. Mar 24, 2022 | $13,000 | Change out 4 windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1902582 | HVAC / heat pump | Finaled | Iss. Feb 12, 2019 | $11,300 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |