170 Morrison Ave
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63757, -121.46297
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 $378,000 ($333,000–$423,000).
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 18,000 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 15, 2024, 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: New home at 441 Kesner Ave (0.45 mi SE, 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 (~$4,759/yr at $378,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$397/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:
- 18,000 sq ft (0.41 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 170 MORRISON AVE
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 18,000 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 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: $333,000 – $423,000 · 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 441 Kesner Ave (In review)0.45 mi SE
In "In review" for 6 mo (since May 4, 2026), 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 "Finaled" in snapshot Nov 1, 2026.
- New home at 5 Brookbay Way (Issued)0.38 mi W
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 3705 Milltall Way (Issued)0.33 mi SW
Active in "Issued" for 15 mo (first record Aug 7, 2025) with no new permit activity recorded in 14 mo.
- New home at 3709 Milltall Way (Issued)0.33 mi SW
Active in "Issued" for 17 mo (first record Jun 5, 2025) with no new permit activity recorded in 14 mo.
Entity-resolved builders & contractors in ½ mile: Bmi (1 on parcel, 1 in ½ mi · Roof replacement); Tec Services (1 on parcel, 1 in ½ mi · Electrical / panel); Cec 1 (106 in ½ mi · New single-family home); Walter Weston Keusder (37 in ½ mi · New single-family home); Bullard (20 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425193 | Electrical / panel | Finaled | Iss. Nov 15, 2024 | $4,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, m… |
| RES-2326244 | Roof replacement | Finaled | Iss. Dec 11, 2023 | $8,940 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |