96 Hermes Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47662, -121.45666
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $407,000 ($358,000–$456,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Feb 11, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 16% of the lot of lot)
Zone AH: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 3990 Deer Run Way ADU (0.29 mi SW, 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 (~$5,090/yr at $407,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$424/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:
- 6,720 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 96 HERMES CIR
Zoning & Land Use
R-1 — 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AH) covers about 16% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,720 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AH) covers about 16% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 16% of the lot); Zone X: reduced flood risk due to levee (about 84% of the lot) · FIRM panel 06067C0302H, 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: $358,000 – $456,000 · 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
- 3990 Deer Run Way ADU (Entitled)0.29 mi SW
In "Entitled" for 5.4 yr (since Jun 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 Lander Ct ADU (Entitled)0.44 mi SE
In "Entitled" for 5.3 yr (since Jul 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.48 mi NW
In "In review" for 13 mo (since Oct 28, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3970 Deer Run Way (Issued)0.29 mi SW
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 4.8 yr.
Entity-resolved builders & contractors in ½ mile: Penguin Home Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Woodside 05n (52 in ½ mi · New single-family home); Pacific Builders (9 in ½ mi · Addition (adds square footage)); F And T Investments (5 in ½ mi · Remodel / interior alteration); Quality First Home Improvement (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2201390 | Solar / battery storage | Finaled | Iss. Feb 11, 2022 | $10,000 | 7.80kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2201609 | Electrical / panel | Finaled | Iss. Jan 28, 2022 | $2,111 | AA: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |