7650 La Mancha Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48042, -121.43042
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $396,000 ($348,000–$444,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 20, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: CopperStone Village I - Inclusionary (0.44 mi E, 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 (~$4,964/yr at $396,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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:
- 871 sq ft (0.02 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03117
- Addresses on lot:
- 7650 LA MANCHA WAY
Zoning & Land Use
R-1A-R — 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 06067C0306H, 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: $348,000 – $444,000 · 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
- CopperStone Village I - Inclusionary (Entitled)0.44 mi E
In "Entitled" for 16 mo (since Jul 27, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (103 housing units, 102 deed-restricted affordable across 0 permits).
- Homekey - Woodsprings Hotel Conversion to Affordable Housing (Finaled / completed)0.39 mi SE
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
- Accessory dwelling unit at 5517 Wardell Way (Issued)0.41 mi W
Active in "Issued" for 22 mo (first record Jan 27, 2025) with no new permit activity recorded in 10 mo.
- Shell Gas Station / Lil Loop Convenience Store (Finaled / completed)0.48 mi S
High-impact scale ($1,080,000 declared valuation across 13 permits).
Entity-resolved builders & contractors in ½ mile: Dry Creek Constr (1 on parcel, 1 in ½ mi · HVAC / heat pump); Breeze Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Pacific Building (6 in ½ mi · New commercial / non-residential building); The Gb Group (6 in ½ mi · Addition (adds square footage)); Cccs (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2211996 | HVAC / heat pump | Finaled | Iss. Jun 20, 2022 | $75,000 | EPC - full interior gut, small structural repair, replace windows, new insulation, drywall, HVAC unit, electrical, rewir… |
| RES-1615965 | HVAC / heat pump | Finaled | Iss. Oct 4, 2016 | $5,812 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |