1115 Neal Rd
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.66779, -121.43956
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 $452,000 ($398,000–$506,000).
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 29,450 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Nov 20, 2019, 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
New single-family home (RES-1908194): Issued after 6 mo (4.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Barbic Subdivision (380 ft W, 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 29,450 sq ft (0.68 ac)
- Assessor use:
- Residential · Single Family · Rural Home (Under 2ac)
- Tax rate area:
- 03155
- Addresses on lot:
- 1115 NEAL RD
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 29,450 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0062H, 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: $398,000 – $506,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Barbic Subdivision (Entitled)380 ft W
In "Entitled" for 6.5 yr (since May 14, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units across 0 permits).
- New single-family home (RES-1908194) (Finaled)On this parcel
Issued after 6 mo (4.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- Plan revision / deferred submittal (SUB-1908171) (Abandoned)On this parcel
Pending in review for 7.5 yr (67.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- 1115 Vinci Ave SFD (Entitled)0.15 mi S
In "Entitled" for 3 yr (since Nov 14, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Stephen A Hunter (7 in ½ mi · Commercial tenant improvement); Habitat For Humanity Of Greater Sacramento (6 in ½ mi · New single-family home); Julia Barbic (5 in ½ mi · New single-family home); Richard Sanders General Contractor (4 in ½ mi · New single-family home); Premier Pools (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1908194 | New single-family home | Finaled | Iss. Nov 20, 2019 | $304,206 | EXPEDITED - EPC Submittal - New Residential Building (3 Bed, 3 Bath) - New one story single family dwelling 2183 sq.ft. … |
| RES-1920967 | Demolition | Finaled | Iss. Oct 29, 2019 | $5,000 | Demolish 1140-sqft SFR to prepare for new construction |
| SUB-1908171 | Plan revision / deferred submittal | Abandoned | App. May 7, 2019 | $250,000 | EPC Submittal - New Residential Building - New one story single family dwelling 2183 sq.ft. attached Garage 493 sq.ft. c… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).