25 Oak Manor Way
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63739, -121.46866
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 $337,000 ($297,000–$377,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 20, 2022, 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)
- ! Delayed or open permit activity on this parcel
New home at 25 Oak Manor Way: Active in "Issued" for 4.8 yr (first record Jan 20, 2022) with no new permit activity recorded in 4.4 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (480 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 (~$4,292/yr at $337,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$358/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:
- 4,124 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 25 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: $297,000 – $377,000 · 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 25 Oak Manor Way (Issued)On this parcel
Active in "Issued" for 4.8 yr (first record Jan 20, 2022) with no new permit activity recorded in 4.4 yr.
- New home at 5 Brookbay Way (Issued)480 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.
- New single-family home (RES-2201544) (Expired Permit)On this parcel
Issued after 5 mo (3.2× 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).
- New home at 3836 Zapata St (Issued)280 ft 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: Cec 1 (1 on parcel, 107 in ½ mi · New single-family home); Cec 1 Llccec 1llc (1 on parcel, 1 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); Jones And Lamberti Builders (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2215295 | Plan revision / deferred submittal | Expired Application | App. Jul 20, 2022 | — | REVISION TO RES-2201544: HOUSE ORIENTATION UPDATED AND DRIVEWAY UPDATED TO 10' WIDE. New, Plan Number null, Eleva… |
| RES-2201544 | New single-family home | Expired Permit | Iss. Jun 13, 2022 | $232,000 | New, Plan Number null, Elevation 24'-3", Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2120357, 496 1st Floor … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).