7206 Snowy Birch Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45845, -121.41874
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 $452,000 ($398,000–$506,000).
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 (+$22,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 1, 2024).
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: Bruceville Apartment Complex (0.34 mi SE, in review). 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 6,425 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 7206 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: $398,000 – $506,000 · 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 Apartment Complex (In review)0.34 mi SE
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
- College Square (Finaled / completed)0.28 mi S
High-impact scale ($1,100,000 declared valuation across 7 permits).
Entity-resolved builders & contractors in ½ mile: Authority Heating And Air Conditioning Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Mufdi Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Dabillders (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Quality First Home Improvement (4 in ½ mi · Addition (adds square footage)); Tcm Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2402440 | Plumbing / water heater / sewer | Expired Permit | Iss. Feb 1, 2024 | $2,400 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2320922 | Addition (adds square footage) | Finaled | Iss. Oct 9, 2023 | $9,500 | INSTALL PATIO COVER WITH ELECTRICAL. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water … |
| RES-2020906 | Plumbing / water heater / sewer | Finaled | Iss. Nov 16, 2020 | $14,000 | Bathroom Remodels (Master & Hall); New tile and drywall, insulation, paint, vanity, rough plumbing. Carbon monoxide & Sm… |
| RES-2013971 | HVAC / heat pump | Finaled | Iss. Aug 6, 2020 | $8,500 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |