8731 La Crosse Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44160, -121.42191
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 $447,000 ($393,000–$501,000).
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 10,566 sq ft lot. Local precedent is active with 3 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 Mar 1, 2023, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Fee Estimate (0.18 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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 10,566 sq ft (0.24 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8731 LA CROSSE 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 10,566 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: $393,000 – $501,000 · 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)0.18 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).
- Horizon Townhomes (Entitled)0.35 mi NE
In "Entitled" for 3.4 yr (since Jun 22, 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 (10 housing units across 0 permits).
- Ventris Place (Entitled)0.39 mi NW
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 at 6651 Sunset Bluffs St (Issued)0.24 mi SW
Active in "Issued" for 3 yr (first record Nov 29, 2023) with no new permit activity recorded in 2.6 yr.
Entity-resolved builders & contractors in ½ mile: Star Energy (1 on parcel, 1 in ½ mi · Windows / doors / siding); Atlas Plastering And Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); A Cool Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Browns Quality Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Always Affordable Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2303976 | Windows / doors / siding | Finaled | Iss. Mar 1, 2023 | $26,500 | REPLACE 22 WINDOWS AND 2 DOORS, LIKE FOR LIKE. The Egress windows will meet code requirements enforced at the time struc… |
| RES-2217471 | Electrical / panel | Withdrawn | Iss. Aug 17, 2022 | $3,450 | E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. |
| RES-1902615 | Windows / doors / siding | Finaled | Iss. Feb 13, 2019 | $12,000 | R/R - 800 sf of 1 - Coat stucco siding and will replace with 800 sf - 1 COAT STUCCO (total wall insulation stucco syste… |
| RES-1900396 | Plumbing / water heater / sewer | Finaled | Iss. Jan 8, 2019 | $1,500 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |