217 Cappucino Way
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65800, -121.46508
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $423,000 ($372,000–$474,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,810 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 23, 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: 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Sandhu Residence (0.22 mi S, 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 (~$5,272/yr at $423,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$439/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:
- 6,810 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 217 CAPPUCINO WAY
Zoning & Land Use
R-1-PUD — 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 6,810 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: $372,000 – $474,000 · 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
- Sandhu Residence (Entitled)0.22 mi S
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).
- Xiong Residence (Entitled)0.27 mi NE
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).
- 2 new homes at 5107 Alii Way (Entitled)0.4 mi NE
In "Entitled" for 22 mo (since Jan 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home (Entitled)0.41 mi NE
In "Entitled" for 22 mo (since Jan 7, 2025), 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: Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Roofs And Solar (1 on parcel, 1 in ½ mi · Roof replacement); Brothers Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Premier Pools (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613167 | HVAC / heat pump | Finaled | Iss. Jun 23, 2026 | $24,700 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2519652 | Windows / doors / siding | Finaled | Iss. Sep 24, 2025 | $7,943 | Window Permit: Remove and replace 5 aluminum windows and 1 aluminum patio door with dual pane vinyl windows and patio d… |
| RES-2107856 | Roof replacement | Finaled | Iss. Apr 14, 2021 | $20,650 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 33 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-009… |
| RES-1719627 | Plumbing / water heater / sewer | Finaled | Iss. Oct 23, 2017 | $1,367 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |