1113 Los Robles Blvd
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.62975, -121.44129
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 $387,000 ($341,000–$433,000).
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 6,753 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 10, 2021, 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: Northern Trail Apartments (0.45 mi SW, entitled). 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 (~$4,862/yr at $387,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$405/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:
- 6,753 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03213
- Addresses on lot:
- 1113 LOS ROBLES BLVD
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 6,753 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: $341,000 – $433,000 · 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
Nearby Activity (½ mile radius, since November 2024)
22 active or recent development projects (28 housing units across completed, permitted, and pipeline stages) and 337 total building permits recorded within ½ mile.
- New construction6 permits (6 units)
- Adds housing (ADU)23 permits (28 units)
- Demolition3 permits
- Additions & renovations34 permits
- Building systems252 permits
- Repairs4 permits
- Other15 permits
Developments Deserving Closer Investigation & Active Area Builders
- Northern Trail Apartments (Entitled)0.45 mi SW
In "Entitled" for 3.1 yr (since Oct 19, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units, 2 deed-restricted affordable across 0 permits).
- 1024 Los Robles Blvd TM and SPDR (Entitled)300 ft W
In "Entitled" for 3.1 yr (since Sep 28, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3308 May St (Applied)0.11 mi SW
In "Applied" for 14 mo (since Sep 15, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1156 Rivera Dr (Entitled)0.14 mi SE
In "Entitled" for 6.8 yr (since Jan 29, 2020), 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: Eagle International (3 on parcel, 3 in ½ mi · Electrical / panel); Sacmetro Construction (1 on parcel, 1 in ½ mi · Roof replacement); Del Paso Homes (36 in ½ mi · New single-family home); Cuttle Construction (20 in ½ mi · New single-family home); Paragon Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2117418 | Plumbing / water heater / sewer | Withdrawn | Iss. Aug 10, 2021 | $2,000 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2117391 | Roof replacement | Finaled | Iss. Aug 10, 2021 | $8,910 | No Duct Work Permitted. New install/New location Spilt heat pump system. A unit will be installed in a new location. Thi… |
| RES-2117386 | Electrical / panel | Finaled | Iss. Aug 10, 2021 | $4,000 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. |
| RES-1908052 | Roof replacement | Finaled | Iss. May 6, 2019 | $15,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 23 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-012… |