5501 Mapleton Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44798, -121.43877
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $433,000 ($381,000–$485,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,996 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 12, 2026, 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: 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)
- ! Year 1 Prop 13 tax reset (~$5,386/yr at $433,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$449/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:
- 6,996 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5501 MAPLETON WAY
Zoning & Land Use
R-1 — 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 6,996 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 06067C0305H, 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: $381,000 – $485,000 · 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
Entity-resolved builders & contractors in ½ mile: American Home Energy Savers (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Environmental Heating And Air Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ducks Plumbing Heating Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Syncon Homes Of California (57 in ½ mi · New single-family home); Clark Wagaman Designs (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-2620173 | HVAC / heat pump | Issued | Iss. Sep 12, 2026 | $7,252 | Change-out installation of Gas - 050 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not r… |
| RES-2410173 | Remodel / interior alteration | Finaled | Iss. May 10, 2024 | $699 | Install 40amp EV circuit and 40amp double pull breaker. Carbon monoxide & Smoke alarms required. Reference CRC sections… |
| RES-2406503 | Electrical / panel | Withdrawn | Iss. Mar 26, 2024 | $500 | E-Permit: - Underground service, adding 1 outlets (240V). |
| RES-2204437 | HVAC / heat pump | Finaled | Iss. Feb 28, 2022 | $20,643 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |