588 Samuel Way
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64541, -121.45303
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $373,000 ($328,000–$418,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 25, 2025, 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: La Bella on Bell Avenue (0.4 mi NE, fee estimate). 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 (~$4,702/yr at $373,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$392/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:
- 2,178 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03253
- Addresses on lot:
- 588 SAMUEL WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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 06067C0064J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $328,000 – $418,000 · 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
- La Bella on Bell Avenue (Fee estimate)0.4 mi NE
In "Fee estimate" for 6.5 yr (since Apr 28, 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 (56 housing units, $5,064,614 declared valuation across 1 permit).
- Accessory dwelling unit at 518 Franesi Way (Entitled)330 ft NW
In "Entitled" for 2.5 yr (since May 20, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.27 mi E
In "Entitled" for 5.2 yr (since Sep 16, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.32 mi SE
In "Entitled" for 4.7 yr (since Mar 3, 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: S And S Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Americas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Riverland Homes (50 in ½ mi · New single-family home); Forest Services (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2503745 | Plumbing / water heater / sewer | Finaled | Iss. Feb 25, 2025 | $2,399 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| COM-2310504 | Plumbing / water heater / sewer | Finaled | Iss. May 24, 2023 | $2,729 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2006549 | Roof replacement | Expired Permit | Iss. Apr 20, 2020 | $16,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 42 squares of 30yr Laminated Dimensional Composition. CRRC: 06760136 |