803 Bright Ct
Sacramento 95838 · Parker Homes · City of Sacramento · Coordinates: 38.64447, -121.42822
Executive Verdict · Public-Records Synthesis
Zoned R-1A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $338,000 ($297,000–$379,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-SPD allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 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: 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: Willow Grove Apartments (0.48 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 (~$4,303/yr at $338,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$359/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03195
- Addresses on lot:
- 803 BRIGHT CT
Zoning & Land Use
R-1A-SPD — 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0068H, 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: $297,000 – $379,000 · 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
- Willow Grove Apartments (Entitled)0.48 mi S
In "Entitled" for 6.3 yr (since Jul 23, 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 (24 housing units across 0 permits).
- Two Warehouses (Fee estimate)0.28 mi N
In "Fee estimate" for 5.5 yr (since May 19, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($6,555,918 declared valuation across 1 permit).
- Construction (Bldg A) - Shared Plans (2) (Fee estimate)0.4 mi NW
In "Fee estimate" for 5.5 yr (since May 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,019,479 declared valuation across 3 permits).
- New home at 4282 Fell St (In review)0.42 mi W
In "In review" for 6 mo (since May 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - Build new 1863 sf residence with 4 bedrooms, 2,5 bathrooms, living room and 452 sf two car garage. 3.2 KW Solar $5,000 Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92." in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sacramento Windows (2 on parcel, 2 in ½ mi · Windows / doors / siding); Bonney Plumbing (1 on parcel, 1 in ½ mi · Roof replacement); Four Ace Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Vik Quality Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Buzz Oates Construction (12 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2513346 | Electrical / panel | Finaled | Iss. Jun 25, 2025 | $8,654 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| RES-2409411 | Roof replacement | Finaled | Iss. May 1, 2024 | $23,418 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2125617 | Roof replacement | Finaled | Iss. Dec 5, 2021 | $6,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 10 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-1614437 | Windows / doors / siding | Finaled | Iss. Sep 8, 2016 | $8,500 | REPLACE 8 WINDOWS, 1 SLIDING DOOR, LIKE FOR LIKE & APPLY APPROX 5 SQ'S OF VINYLE SIDING, “Water conserving fixtures are … |