1044 Los Robles Blvd
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.62930, -121.44174
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 $544,000 ($479,000–$609,000).
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 6,098 sq ft lot. Local precedent is active with 6 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 Sep 24, 2018, 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: 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: Northern Trail Apartments (0.41 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 (~$6,652/yr at $544,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$554/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Three Family · 1 Single Family Unit / 1 Duplex
- Tax rate area:
- 03213
- Addresses on lot:
- 1044 LOS ROBLES BLVD; 1044 LOS ROBLES BLVD APT A APT A; 1044 LOS ROBLES BLVD APT B APT B
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 6,098 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: 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: $479,000 – $609,000 · 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
- Northern Trail Apartments (Entitled)0.41 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).
- Affordable Housing (Fee estimate)0.48 mi SW
In "Fee estimate" for 3.1 yr (since Oct 16, 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 (29 housing units, $3,006,960 declared valuation across 1 permit).
- 1024 Los Robles Blvd TM and SPDR (Entitled)190 ft NW
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)390 ft 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).
Entity-resolved builders & contractors in ½ mile: Independent Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); G And L Plumbing And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Del Paso Homes (45 in ½ mi · New single-family home); Cuttle Construction (28 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-1818583 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 24, 2018 | $10,098 | E-Permit: Sewer Service replacement or repair, Dig and Bury 125 L.F. |
| COM-1713386 | Plumbing / water heater / sewer | Expired Permit | Iss. Jul 26, 2017 | $1,000 | UNIT B -( Expired Permit RES-1611165 ) This permit is to final the expired permit. Gas line replacement 30 linear f… |
| RES-1611165 | Plumbing / water heater / sewer | Expired Permit | Iss. Jul 15, 2016 | $1,000 | AA: Gas Line replacement, repair, or new leg, 30 L.F. |
| RES-1600673 | Windows / doors / siding | Finaled | Iss. Jan 14, 2016 | $1,100 | CHANGE OUT 2 WINDOWS RETROFIT (LIKE FOR LIKE). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R… |