7110 Snowy Birch Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45934, -121.42320
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 $450,000 ($396,000–$504,000).
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 (+$6,336 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 30, 2026).
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 (0.43 mi NW, 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 9,619 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 7110 SNOWY BIRCH WAY
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: $396,000 – $504,000 · 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)0.43 mi NW
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- College Square (Finaled / completed)0.46 mi SE
High-impact scale ($1,100,000 declared valuation across 7 permits).
Entity-resolved builders & contractors in ½ mile: Airmech (1 on parcel, 1 in ½ mi · HVAC / heat pump); Yancey (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Phillip Isaacs Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Quality First Home Improvement (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616396 | HVAC / heat pump | Finaled | Iss. Jul 30, 2026 | $16,943 | Change-out Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit shall… |
| RES-1902728 | Remodel / interior alteration | Finaled | Iss. Feb 14, 2019 | $16,000 | Non-structural bath remodel to include tub/shower change out, new vanity, plumbing and electrical fixtures and bath fan.… |
| RES-1709500 | Plumbing / water heater / sewer | Finaled | Iss. Jun 5, 2017 | $1,350 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1704709 | Windows / doors / siding | Finaled | Iss. Mar 28, 2017 | $10,430 | replace 16 windows like for like sizes, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, |