7778 La Mancha Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47753, -121.42772
Executive Verdict · Public-Records Synthesis
Zoned C-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $442,000 ($389,000–$495,000).
Upsides & Opportunities
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Jul 19, 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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-1723451): Issued after 5 mo (10.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: La Quinta Inn on Stockton Blvd (0.44 mi E, fee estimate). 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 (~$5,489/yr at $442,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$457/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:
- 42,297 sq ft (0.97 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03117
- Addresses on lot:
- 7778 LA MANCHA WAY
Zoning & Land Use
C-1-PUD — Limited Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (commercial), not a single-family residential 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: $389,000 – $495,000 · 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
- La Quinta Inn on Stockton Blvd (Fee estimate)0.44 mi E
In "Fee estimate" for 8.8 yr (since Jan 10, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,000,000 declared valuation across 2 permits).
- Fire alarm / sprinkler (COM-1723451) (Expired Permit)On this parcel
Issued after 5 mo (10.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- CopperStone Village I - Inclusionary (Entitled)0.43 mi NE
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)0.15 mi SE
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Adt (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Pacific Building (6 in ½ mi · New commercial / non-residential building); Kaiser Foundation Health Plan (6 in ½ mi · Commercial tenant improvement); The Gb Group (6 in ½ mi · Addition (adds square footage)); Deacon Construction (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2215212 | Windows / doors / siding | Finaled | Iss. Jul 19, 2022 | $5,000 | File #: 22-026858 REPLACE 8 FT LONG ELETRICAL WIRE OR CAP IT OFF. REPLACE 4 2X4 4FT HIGH. SHEET ROCK INSIDE AND RE STUC… |
| COM-2010106 | Plan revision / deferred submittal | Complete | App. Jun 12, 2020 | — | EPC - REVISION TO COM-2007267: Changing mech equipment from evaporative cooler to two (2) wall mounted mini split system… |
| COM-2007267 | Fire alarm / sprinkler | Certificate of Occupancy | Iss. May 5, 2020 | $999 | HSG Case 16-009600: Permit to complete work from Expired Permits: COM-1919181, COM-1904160 & COM-1723451:Adding 1380 SF … |
| COM-2007158 | Fire alarm / sprinkler | Void | App. Apr 30, 2020 | $999 | HSG Case 16-009600: Permit to complete work from Expired Permits: COM-1919181, COM-1904160 & COM-1723451:Adding 1380 SF … |