1632 Cherry Laurel Ave
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65147, -121.49629
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 $572,000 ($503,000–$641,000).
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 (+$17,369 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 22, 2024).
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 (~$6,971/yr at $572,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$581/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:
- 4,420 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03316
- Addresses on lot:
- 1632 CHERRY LAUREL AVE
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 06067C0063J, 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: $503,000 – $641,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: DR Horton Bay (1 on parcel, 50 in ½ mi · New single-family home); Premier Pools (1 on parcel, 4 in ½ mi · Pool / spa); High End Electric (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Lennar Homes Of California (198 in ½ mi · New single-family home); Woodside 05n (142 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2408589 | Remodel / interior alteration | Finaled | Iss. Apr 22, 2024 | $500 | Installation of a 40 amp EV circuit from main electrical panel to garage. Installation of 8awg THHN through the existing… |
| RES-2017019 | Pool / spa | Finaled | Iss. Oct 12, 2020 | $45,041 | EPC - installing in-ground gunite swimming pool @ 369 SF WITH A CONCRETE DECKING @ 325 SF ; SMOKE ALARMS AND CARBON MONO… |
| RES-1719075 | New single-family home | Finaled | Iss. Dec 7, 2017 | $253,761 | Plan 1974 .New SFR 2 story 1974 sq ft habitable, 419 sq ft garage 1st flr 809SF 2nd flr 1165; 71 sq ft porch. PV solar… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).