22 Oak Manor Way
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63689, -121.46896
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 $456,000 ($401,000–$511,000).
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 (+$111,789 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 5, 2026).
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)
- ! Delayed or open permit activity on this parcel
New home at 22 Oak Manor Way: Active in "Issued" for 4.8 yr (first record Jan 25, 2022) with no new permit activity recorded in 4.4 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (310 ft 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 (~$5,648/yr at $456,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$471/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:
- 5,285 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 22 OAK MANOR WAY; 24 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 06067C0063J, 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: $401,000 – $511,000 · 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 22 Oak Manor Way (Issued)On this parcel
Active in "Issued" for 4.8 yr (first record Jan 25, 2022) with no new permit activity recorded in 4.4 yr.
- New home at 5 Brookbay Way (Issued)310 ft 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.
- Accessory dwelling unit at 24 Oak Manor Way (Issued)On this parcel
Active in "Issued" for 12 mo (first record Oct 29, 2025) with no new permit activity recorded in 10 mo.
- New single-family home (RES-2201852) (Expired Permit)On this parcel
Issued after 5 mo (3.1× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
Entity-resolved builders & contractors in ½ mile: Cec 1 (2 on parcel, 107 in ½ mi · New single-family home); Walter Weston Keusder (2 on parcel, 37 in ½ mi · New single-family home); Ti Builders (8 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (5 in ½ mi · Commercial tenant improvement); Dynamic Trades (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 3 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522679 | Accessory dwelling unit (new or conversion) | Issued | Iss. Jan 5, 2026 | $97,208 | “Shelf-Ready ADU Submittal EPC - 559 sf ADU / 39 sf Patio / 9 sf Utility w Fire Sprinklers. PV Solar Exempt. Carbon mo… |
| RES-2506170 | New single-family home | Issued | Iss. Jun 5, 2025 | $262,642 | Replacement permit for expired RES-2110610. New, Plan Number House 7, Elevation 7A, Single Family, 2 Story, R-3 Resident… |
| RES-2215309 |