110 Mint Leaf Way
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65729, -121.46091
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 $429,000 ($378,000–$480,000).
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. 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
- ✓ Documented permitted upgrades (+$7,920 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 28, 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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (RES-2611903): Issued after 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 550 Regis Dr (0.41 mi E, in review). 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 (~$5,341/yr at $429,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$445/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:
- 03390
- Addresses on lot:
- 110 MINT LEAF WAY
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 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: $378,000 – $480,000 · 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
- New home at 550 Regis Dr (In review)0.41 mi E
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.
- Electrical / panel (RES-2611903) (Issued)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Xiong Residence (Entitled)0.21 mi N
In "Entitled" for 15 mo (since Aug 5, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Sandhu Residence (Entitled)0.22 mi SW
In "Entitled" for 4.1 yr (since Oct 11, 2022), 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: Community Resource Project (1 on parcel, 2 in ½ mi · HVAC / heat pump); European Standards Flooring (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Universal (1 on parcel, 1 in ½ mi · Roof replacement); Kenyon And Sons (1 on parcel, 1 in ½ mi · Roof replacement); Eb Electrical (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611903 | Electrical / panel | Issued | Iss. Jul 28, 2026 | $3,500 | METER PANEL UPGRADE FROM 100 AMPS TO 200 AMPS. SMUD IS REQUESTING A TRENCH DUG AT SPICE AND INSTALLATION OF A CHRISTY BO… |
| RES-2122738 | Roof replacement | Expired Permit | Iss. Oct 21, 2021 | $9,000 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-1903223 | Remodel / interior alteration | Expired Permit | Iss. Feb 22, 2019 | $20,000 | Interior remodel to include. Kitchen-Add island and move sink to island. Replace counter tops and back splash. Bathroo… |
| RES-1900713 | Plumbing / water heater / sewer | Finaled | Iss. Jan 14, 2019 | $1,595 | Change-out installation of Electric - 052 gallon to Electric - 052 gallon, located inside building, screening not requir… |