3 Coles Point Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44506, -121.41946
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 $440,000 ($387,000–$493,000).
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 7,578 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
- ✓ Documented permitted upgrades (+$4,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 25, 2022).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Fee Estimate (0.31 mi S, 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:
- 7,578 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03270
- Addresses on lot:
- 3 COLES POINT CT
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 7,578 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)
58 active or recent development projects (177 housing units across completed, permitted, and pipeline stages) and 358 total building permits recorded within ½ mile.
- New construction58 permits (181 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations33 permits
- Building systems233 permits
- Repairs19 permits
- Other13 permits
Developments Deserving Closer Investigation & Active Area Builders
- Bruceville Fee Estimate (Entitled)0.31 mi S
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).
- Shasta Apartments (Fee estimate)0.36 mi NE
In "Fee estimate" for 2.6 yr (since Apr 23, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (216 housing units, $80,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Intelli Home (1 on parcel, 1 in ½ mi · HVAC / heat pump); Martin Moran Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Velocity Solar Power (1 on parcel, 1 in ½ mi · Solar / battery storage); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); KB Home Sacramento (87 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-2210953 | Plumbing / water heater / sewer | Expired Permit | Iss. May 25, 2022 | $1,900 | Change-out installation of Gas - 040 gallon to Electric - 040 gallon, located inside building, screening not required. |
| RES-2205275 | HVAC / heat pump | Finaled | Iss. Mar 11, 2022 | $12,000 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1604893 | Solar / battery storage | Finaled | Iss. Apr 4, 2016 | $7,800 | 4.68kw Solar PV System, and 0gal Solar WH System (water heater installed On Raised Platform/Roof).Carbon monoxide & Smok… |
| RES-1603555 | Roof replacement | Finaled | Iss. Mar 9, 2016 | $11,600 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 29 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-00… |
| SUB-1602987 | Plan revision / deferred submittal | Void | App. Feb 29, 2016 | $11,600 | EPC Submittal - Remodel of Residential Building - Tear off shakes, resheet with OSB sheeting, install 30 yr + comp. |