732 Santa Ana Ave
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65824, -121.44835
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 $406,000 ($357,000–$455,000).
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 6,098 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jan 3, 2026, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: The Robla Apartments (0.39 mi N, 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 (~$5,078/yr at $406,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$423/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03155
- Addresses on lot:
- 732 SANTA ANA AVE
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 6,098 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: $357,000 – $455,000 · 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
- The Robla Apartments (Entitled)0.39 mi N
In "Entitled" for 5.2 yr (since Aug 24, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (39 housing units across 0 permits).
- Robla Estates (Entitled)0.41 mi N
In "Entitled" for 3.3 yr (since Jul 25, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (177 housing units across 0 permits).
- New home at 550 Regis Dr (In review)0.31 mi SW
In "In review" for 16 mo (since Jul 16, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- New home (Entitled)0.25 mi NW
In "Entitled" for 5.7 yr (since Feb 19, 2021), 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: Bonney Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Quality First Home Improvement (2 on parcel, 2 in ½ mi · HVAC / heat pump); Romco Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Vek Construction (17 in ½ mi · New single-family home); Aaron Amuchastegui Construction (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600084 | Electrical / panel | Issued | Iss. Jan 3, 2026 | $2,600 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |
| RES-2220865 | Plumbing / water heater / sewer | Finaled | Iss. Sep 29, 2022 | $23,126 | E-Permit: Water Re-pipe, 200 L.F. |
| RES-2113140 | HVAC / heat pump | Finaled | Iss. Jun 18, 2021 | $7,500 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |
| RES-2105215 | Plumbing / water heater / sewer | Finaled | Iss. Mar 12, 2021 | $13,190 | E-Permit: Drain Line replacement or repair, 30 L.F. |
| RES-2015328 | Roof replacement |