7204 Alpine Frost Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45996, -121.42142
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 $429,000 ($378,000–$480,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 5, 2017, 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: 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1717284): Pending in review for 9.1 yr (81.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.45 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 (~$5,341/yr at $429,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$445/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:
- 6,229 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 7204 ALPINE FROST 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: $378,000 – $480,000 · 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
- Plan revision / deferred submittal (SUB-1717284) (Abandoned)On this parcel
Pending in review for 9.1 yr (81.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.45 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)0.43 mi SE
High-impact scale ($1,100,000 declared valuation across 7 permits).
Entity-resolved builders & contractors in ½ mile: Takeshi Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Quality First Home Improvement (5 in ½ mi · Addition (adds square footage)); Tcm Construction (3 in ½ mi · Commercial tenant improvement); Tower Construction (3 in ½ mi · Commercial tenant improvement); Safe Step Walk In Tub (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1717352 | Commercial tenant improvement | Finaled | Iss. Oct 5, 2017 | $8,500 | EPC Submittal - Remodel of Residential Building - 355.75 SF OF WORK AREA EXISTING PANEL 200 AMP'S INSTALL NEW 125 SUB PA… |
| SUB-1717284 | Plan revision / deferred submittal | Abandoned | App. Sep 20, 2017 | $8,500 | EPC Submittal - Remodel of Residential Building - 355.75 SF OF WORK AREA EXISTING PANEL 200 AMP'S INSTALL NEW 125 SUB PA… |
| RES-1704976 | Electrical / panel | Finaled | Iss. Mar 31, 2017 | $2,500 | E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. |