8149 Arroyo Vista Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46275, -121.41941
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $426,000 ($375,000–$477,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 22, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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: Accessory dwelling unit at 6490 Weatherford Way (0.44 mi W, issued). 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 (~$5,306/yr at $426,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$442/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:
- 4,598 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 8149 ARROYO VISTA DR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: 0.2% annual chance flood hazard (shaded X) (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: $375,000 – $477,000 · 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
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.44 mi W
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Kaiser Foundation Health Plan (26 in ½ mi · Commercial tenant improvement); Quality First Home Improvement (5 in ½ mi · Addition (adds square footage)); Kimmel Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522126 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 22, 2025 | $5,090 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2424967 | Solar / battery storage | Finaled | Iss. Nov 14, 2024 | $12,552 | 4.455kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |