14 Tove Ct
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45005, -121.41238
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 $534,000 ($470,000–$598,000).
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 4,012 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
- ✓ Documented permitted upgrades (+$22,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 18, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Jacinto Road Subdivision (0.21 mi S, 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 (~$6,538/yr at $534,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$545/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:
- 4,012 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03344
- Addresses on lot:
- 14 TOVE CT
Zoning & Land Use
R-1-R — Single-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (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 4,012 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: $470,000 – $598,000 · 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)0.21 mi S
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).
- Shasta Apartments (Fee estimate)0.22 mi W
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).
- Bruceville Apartment Complex (In review)0.33 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).
- Horizon Townhomes (Entitled)0.43 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Casner Communities (2 on parcel, 27 in ½ mi · New single-family home); Walter Weston Keusder (1 on parcel, 25 in ½ mi · New single-family home); KB Home Sacramento (146 in ½ mi · New single-family home); Benchmark Communities (30 in ½ mi · New single-family home); Syncon Homes Of California (12 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2321435 | Addition (adds square footage) | Finaled | Iss. Dec 18, 2023 | $16,560 | EPC - Adding a 480 sq. ft. patio cover to an existing sprinkled single family residence. |
| RES-2118186 | New single-family home | Finaled | Iss. Nov 8, 2021 | $292,159 | EXPEDITED 7,3,3 - EPC - MP - Silverleaf - Plan 1: (MP#1820947) 2019 Building Code Updates: **Elevation (A): Style 1: F… |
| RES-1924600 | New single-family home | Expired Application | App. Dec 18, 2019 | $356,860 | SCIP - Plan 1B - New Single Family Residence: Total Habitable 2041 1st Floor 929 2nd Floor 1112 Garage 436 Covered Porch… |
| RES-1924589 | New single-family home | Withdrawn |