8698 W Wing Dr
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.43919, -121.41165
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 $568,000 ($500,000–$636,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$39,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 17, 2026).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Fee Estimate (0.4 mi W, entitled). 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 (~$6,925/yr at $568,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$577/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:
- 5,821 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03337
- Addresses on lot:
- 8698 W WING 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: minimal flood hazard (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: $500,000 – $636,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
- Bruceville Fee Estimate (Entitled)0.4 mi W
In "Entitled" for 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
- Maverik Service Station - ESTIMATE (Fee estimate)0.4 mi E
In "Fee estimate" for 6 yr (since Nov 18, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,750,000 declared valuation across 1 permit).
- Self Storage on W. Stockton Blvd (Fee estimate)0.46 mi NE
In "Fee estimate" for 9.6 yr (since Mar 31, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,369 declared valuation across 6 permits).
- Accessory dwelling unit at 8600 Neopolitan Way (Issued)0.17 mi N
Active in "Issued" for 17 mo (first record Jun 24, 2025) with no new permit activity recorded in 14 mo.
Entity-resolved builders & contractors in ½ mile: Premier Pools (2 on parcel, 2 in ½ mi · Pool / spa); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Drain Doctor (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Dzak Solutions (1 on parcel, 1 in ½ mi · Electrical / panel); Syncon Homes Of California (36 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605237 | Electrical / panel | Issued | Iss. Mar 17, 2026 | $1,498 | E-Permit: existing panel 200 Amps - Underground service, N/A weather head/masthead work, adding 2 outlets (120V), adding… |
| RES-2603679 | Plumbing / water heater / sewer | Finaled | Iss. Feb 25, 2026 | $4,500 | Replace existing 50 gallon gas water heater, like for like, located in garage. Carbon monoxide & Smoke alarms required. … |
| RES-2318304 | HVAC / heat pump | Expired Permit | Iss. Aug 28, 2023 | $25,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1917147 | Pool / spa | Expired Permit | Iss. Sep 6, 2019 | $3,500 | EXPEDITED - GAS METER LOCATION CORRECTION, OTHER SIDE OF THE HOUSE, EQUIPMENT PAD LOCATION CHANGED, POOL SIZE INCREASED,… |