8598 Neopolitan Way
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44154, -121.41067
Executive Verdict · Public-Records Synthesis
Zoned R-1-R in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $685,000 ($603,000–$767,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-R supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,090 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$138,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Feb 25, 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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 8600 Neopolitan Way: Active in "Issued" for 17 mo (first record Jun 24, 2025) with no new permit activity recorded in 14 mo.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Jacinto Road Subdivision (0.39 mi N, 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 (~$8,259/yr at $685,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$688/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:
- 9,090 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03337
- Addresses on lot:
- 8598 NEOPOLITAN WAY; 8600 NEOPOLITAN WAY
Zoning & Land Use
R-1-R — 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 9,090 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 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: $603,000 – $767,000 · 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
- Jacinto Road Subdivision (Entitled)0.39 mi N
In "Entitled" for 3.3 yr (since Jul 26, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units across 0 permits).
- Bruceville Fee Estimate (Entitled)0.45 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).
- Horizon Townhomes (Entitled)0.47 mi NW
In "Entitled" for 3.4 yr (since Jun 22, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- Accessory dwelling unit at 8600 Neopolitan Way (Issued)On this parcel
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: Syncon Homes Of California (36 in ½ mi · New single-family home); Davis Reed Construction (25 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (13 in ½ mi · Remodel / interior alteration); Walter Weston Keusder (10 in ½ mi · New duplex / half-plex); Clark Wagaman Designs (7 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2603727 | Addition (adds square footage) | Expired Application | App. Feb 25, 2026 | $2,000 | Attached patio made out of aluminum. located in the backyard of the property. 27 sqft |
| RES-2513279 | Accessory dwelling unit (new or conversion) | Issued | Iss. Sep 3, 2025 | $125,000 | EPC - Shelf Ready ADU, Proposed 1 bed , 1 bath 559 square foot detached ADU. Carbon monoxide & Smoke alarms required. R… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).