1209 Nogales St
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.63194, -121.43869
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 $425,000 ($374,000–$476,000).
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 23,518 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 18, 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)
- ✓ Above-average reinvestment in Hagginwood
31 substantial renovation & housing permits over 24 months (16.8 per 1,000 parcels vs. 30.4 citywide baseline) (#10 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Hagginwood)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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 1352 Nogales St (0.18 mi E, 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 (~$5,295/yr at $425,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$441/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:
- 23,518 sq ft (0.54 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03213
- Addresses on lot:
- 1209 NOGALES ST
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 23,518 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: minimal flood hazard (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: $374,000 – $476,000 · 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 1352 Nogales St (Issued)0.18 mi E
Active in "Issued" for 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 9 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- 3612 Clay St Detached ADU (Entitled)0.12 mi N
In "Entitled" for 3.5 yr (since May 10, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1321 Nogales St. Detached ADU (Entitled)0.12 mi E
In "Entitled" for 4.4 yr (since Jun 17, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3535 Belden St ADU (Entitled)0.17 mi W
In "Entitled" for 3.9 yr (since Dec 2, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Izba Development (1 on parcel, 4 in ½ mi · New single-family home); Paragon Construction (5 in ½ mi · Commercial tenant improvement); Northwest Home (4 in ½ mi · New single-family home); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Gala Construction (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2408621 | Repair tied to a housing/code case | Finaled | Iss. Jun 18, 2024 | $7,866 | EPC - HSG#22-026141 THE PROJECT CONSISTS OF OBTAINING A BUILDING PERMIT FOR A PATIO COVER CONSTRUCTED WITHOUT A BUILDING… |
| RES-2319729 | Repair tied to a housing/code case | Expired Application | App. Sep 15, 2023 | $7,694 | EPC - HSG#22-026141: 228SF DETACHED PATIO COVER |
| RES-2227054 | Electrical / panel | Expired Application | App. Dec 16, 2022 | $7,866 | EPC - Obtain building permit for previously built detached patio cover 228 sq ft with electrical for fan. All work subje… |
| RES-2227052 | Other | Void | App. Dec 16, 2022 |