120 Mcdaniel Cir
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63733, -121.46041
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 $340,000 ($299,000–$381,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 16, 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: New home at 441 Kesner Ave (0.33 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 (~$4,326/yr at $340,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$361/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:
- 4,664 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 120 MCDANIEL CIR
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: $299,000 – $381,000 · 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)0.33 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.
- Accessory dwelling unit at 315 Morey Ave (Issued)0.16 mi SE
Active in "Issued" for 3.4 yr (first record Jun 20, 2023) with no new permit activity recorded in 3 yr.
- Accessory dwelling unit at 547 Lindsay Ave (Issued)0.39 mi E
Active in "Issued" for 5.1 yr (first record Sep 27, 2021) with no new permit activity recorded in 4.4 yr.
- New home at 36 Morrison Ave (Issued)0.44 mi W
Active in "Issued" for 4.8 yr (first record Jan 24, 2022) with no new permit activity recorded in 4.4 yr.
Entity-resolved builders & contractors in ½ mile: Pulse HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Cec 1 (53 in ½ mi · New single-family home); Walter Weston Keusder (21 in ½ mi · New single-family home); Bullard (20 in ½ mi · Addition (adds square footage)); Dynamic Trades (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2517298 | HVAC / heat pump | Finaled | Iss. Aug 16, 2025 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |