8 Olivia Pl
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66820, -121.54447
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $594,000 ($523,000–$665,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 24, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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)
- ! Year 1 Prop 13 tax reset (~$7,222/yr at $594,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$602/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:
- 4,461 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 8 OLIVIA PL
Zoning & Land Use
R-1A-PUD — 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $523,000 – $665,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 3843 Southshore Ave (Issued)0.43 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 3842 Blair Island Ave (Issued)0.45 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 3831 Blair Island Ave (Issued)0.46 mi NW
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 5307 Delta Marina Way (Issued)0.47 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (4 on parcel, 4 in ½ mi · Solar / battery storage); Harris Water Heaters (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lennar Homes Of California (302 in ½ mi · New single-family home); DR Horton (158 in ½ mi · New single-family home); TNHC Realty And Construction (14 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2618491 | Plumbing / water heater / sewer | Issued | Iss. Aug 24, 2026 | $2,117 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2608045 | Solar / battery storage | Finaled | Iss. Apr 29, 2026 | $9,000 | MINOR PERMIT TO RELOCATE THE PV METER TO THE SMUD APPROVED HEIGHT. METER HEIGHT ADJUSTED & REQUIRES A NEW CITY INSPECTIO… |
| RES-2605300 | Solar / battery storage | Void | App. Mar 17, 2026 | $9,000 | 3.6kw Solar PV System, 0 kw PV Storage System Size and nullgal Solar WH System (water heater installed null). |
| RES-2523353 | Solar / battery storage | Void | App. Nov 6, 2025 | $9,000 | 3.6kw Solar PV System, 0 kw PV Storage System Size and nullgal Solar WH System (water heater installed null). |