Parcel Context · Public-Records Property BriefAPN 117-1190-073-0000

12 Afton Ct

Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44855, -121.44008

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 $434,000 ($382,000–$486,000).

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 7,304 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
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 2, 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 (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/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:: 7,304 sq ft (0.17 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03117
Addresses on lot:: 12 AFTON CT

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 7,304 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$434,000

Range: $382,000 – $486,000 · 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

ACS 2020–2024 Median Gross Rent (Valley Hi / North Laguna):$1,855±$54

ACS 2020–2024 Median Gross Rent (ZIP 95823):$1,628±$50

Zillow Home Value Index (ZIP 95823, September 2026):$421,389

ACS 2020–2024 Median Home Value (Valley Hi / North Laguna):$441,000±$7,218

ACS 2020–2024 Median Home Value (ZIP 95823):$401,000±$10,600

Nearby Activity (½ mile radius, since November 2024)

1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 280 total building permits recorded within ½ mile.

Adds housing (ADU)2 permits (2 units)
Additions & renovations25 permits
Building systems242 permits
Repairs5 permits
Other6 permits

Developments Deserving Closer Investigation & Active Area Builders

Entity-resolved builders & contractors in ½ mile: Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Brian Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Syncon Homes Of California (57 in ½ mi · New single-family home); Clark Wagaman Designs (5 in ½ mi · Addition (adds square footage)); Bear Copper Electric (5 in ½ mi · Remodel / interior alteration).

Permit & Project History on This Parcel (2 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2611355	HVAC / heat pump	Finaled	Iss. Jun 2, 2026	$19,303	No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem…
RES-1717908	Electrical / panel	Expired Permit	Iss. Sep 28, 2017	$1,500	Upgrade existing panel 100 Amps - Underground service, new main panel 200 Amps, New Install weather head/masthead work, …

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 $434,000 ($382,000–$486,000).

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 7,304 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
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 2, 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 (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 7,304 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.