5012 Hari Gopal Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44450, -121.43846
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $447,000 ($393,000–$501,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$10,834 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 25, 2023).
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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 7,759 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5012 HARI GOPAL WAY
Zoning & Land Use
R-1A-PUD — 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: 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: $393,000 – $501,000 · 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: Abes Aaa Plus (4 on parcel, 4 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Syncon Homes Of California (25 in ½ mi · New single-family home); Bear Copper Electric (5 in ½ mi · Remodel / interior alteration); Pacific Builders (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2318149 | Remodel / interior alteration | Finaled | Iss. Aug 25, 2023 | $4,500 | Window/Door Permit: Remove double garage door and replace with wall that has doors and windows. The egress windows will… |
| RES-2226504 | Remodel / interior alteration | Finaled | Iss. Jan 17, 2023 | $4,000 | EPC - Home remodel including : (A) ADDING NEW 2X4 WALL IN THE MASTER BEDROOM ON THE SECOND FLOOR TO SPLIT & HAVE AN… |
| RES-2224717 | Remodel / interior alteration | Expired Application | App. Nov 19, 2022 | $4,000 | EPC - Converting exisitng walk in clostet to an additional bedroom, adding a batthroom at existing bedroom. Carbon mono… |
| RES-2224716 | Remodel / interior alteration | Void | App. Nov 19, 2022 | $4,000 | EPC - Converting exisitng walk in clostet to an additional bedroom, adding a batthroom at existing bedroom. Carbon mono… |