55 Oak Manor Way
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63735, -121.46775
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 $349,000 ($307,000–$391,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,480 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 16, 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: New home at 5 Brookbay Way (0.13 mi SW, issued). 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 (~$4,429/yr at $349,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$369/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:
- 5,001 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 55 OAK MANOR 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: $307,000 – $391,000 · 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 5 Brookbay Way (Issued)0.13 mi SW
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 3836 Zapata St (Issued)0.1 mi W
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
- New home at 9 Brookbay Way (Issued)0.12 mi SW
Active in "Issued" for 4.2 yr (first record Aug 31, 2022) with no new permit activity recorded in 17 mo.
- New home at 17 Zapata Ct (Issued)0.13 mi W
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Green Day Power (1 on parcel, 1 in ½ mi · Solar / battery storage); Hot Swap USA (1 on parcel, 1 in ½ mi · HVAC / heat pump); Cec 1 (106 in ½ mi · New single-family home); Walter Weston Keusder (37 in ½ mi · New single-family home); Ti Builders (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2526684 | HVAC / heat pump | Issued | Iss. Dec 16, 2025 | $3,850 | Change-out installation of Gas - 050 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not r… |
| RES-2125197 | Solar / battery storage | Finaled | Iss. Dec 1, 2021 | $18,000 | Install 4.23kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, mai… |