15 Moses Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46460, -121.46016
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$4,809 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 20, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 15 MOSES CT
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 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 6,534 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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0305H, 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: $383,000 – $487,000 · 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
Entity-resolved builders & contractors in ½ mile: Big Mountain Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Safe Step Walk In Tub (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Pacific Builders (4 in ½ mi · Addition (adds square footage)); PBC Enterprises (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2617996 | HVAC / heat pump | Issued | Iss. Aug 20, 2026 | $18,171 | HVAC Permit: 3 TON HEAT PUMP CONDENSER CONVERSION IN BACK YARD. 60K BTUS AIR HANDLER CONVERSION IN CLOSET GAS TO ELECTR… |
| RES-2117895 | HVAC / heat pump | Expired Permit | Iss. Aug 17, 2021 | $4,160 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-1720101 | Plumbing / water heater / sewer | Finaled | Iss. Nov 1, 2017 | $7,500 | Remove existing tub and install walk in jet tub, add 1 20 Amp Circuit for outlet minor drywall patching 40 sf. Carbon mo… |
| RES-1607757 | HVAC / heat pump | Finaled | Iss. May 18, 2016 | $24,109 | Change out 7 windows and 2 doors all like for like sizes no change to openings. HVAC C/O. The existing unit shall be rem… |