8404 Tolson St
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45221, -121.41226
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 $524,000 ($461,000–$587,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A 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 (+$5,760 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 21, 2019).
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 Apartment Complex (0.24 mi NW, in review). 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 (~$6,424/yr at $524,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$535/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:
- 4,588 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03344
- Addresses on lot:
- 8404 TOLSON ST
Zoning & Land Use
R-1A — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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: $461,000 – $587,000 · 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 Apartment Complex (In review)0.24 mi NW
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
- Shasta Apartments (Fee estimate)0.28 mi SW
In "Fee estimate" for 2.6 yr (since Apr 23, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (216 housing units, $80,000,000 declared valuation across 1 permit).
- New home at 7 Kierland Pl (In review)280 ft NE
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
- New home at 11 Kierland Pl (In review)330 ft NE
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 122 in ½ mi · New single-family home); Sunpower (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Benchmark Communities (30 in ½ mi · New single-family home); Casner Communities (27 in ½ mi · New single-family home); Walter Weston Keusder (25 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1903163 | Plan revision / deferred submittal | Complete | App. Feb 21, 2019 | — | Revision to res-1900254, solar array layout change. |
| RES-1900254 | Solar / battery storage | Finaled | Iss. Jan 7, 2019 | $12,000 | 3.02kw Solar PV System,Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fix… |
| RES-1807685 | New single-family home | Finaled | Iss. Jun 25, 2018 | $306,782 | Plan 2376E, NSFR, Two Story, 1st Flr 1043 sf, 2nd Flr 1333 sf, Garage 417 sf, Patio 245 sf, Porch 93 sf. |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2018, 2019).