220 Cappucino Way
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65746, -121.46495
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 $428,000 ($377,000–$479,000).
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 5,560 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$11,766 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 3, 2025).
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 (0.19 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 (~$5,329/yr at $428,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$444/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:
- 5,560 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 220 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 5,560 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: $377,000 – $479,000 · 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)0.19 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)0.29 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)0.41 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)0.42 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: Freedom Forever Northern California (1 on parcel, 1 in ½ mi · Solar / battery storage); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); River City Window And Door (1 on parcel, 1 in ½ mi · Windows / doors / siding); Bar Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Budget Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2525262 | Solar / battery storage | Finaled | Iss. Dec 3, 2025 | $27,235 | Reviewed by SolarApp+ 6.2kw Solar PV System, 13.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2317536 | HVAC / heat pump | Expired Permit | Iss. Aug 17, 2023 | $18,800 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2209741 | Windows / doors / siding | Finaled | Iss. Jun 7, 2022 | $22,586 | Replace siding with stucco on 3 sides. Replace existing trim on doors and windows with foam trim over stucco. Siding to … |
| RES-2203634 | Windows / doors / siding | Finaled | Iss. Feb 17, 2022 | $16,850 | REMOVE (6) ALUMINUM WINDOWS AND REPLACE WITH (6) COMPOSITE WINDOWS, #112 GLIDER/CIRCLE TOP TO BE REPLACE WITH DOUBLE HUN… |