1816 Verano St
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.63132, -121.42345
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 $408,000 ($359,000–$457,000).
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 13,504 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jan 31, 2023, 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: Ascent Apartments (0.2 mi E, 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 (~$5,101/yr at $408,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$425/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:
- 13,504 sq ft (0.31 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03089
- Addresses on lot:
- 1816 VERANO 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 13,504 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 06067C0068H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $359,000 – $457,000 · 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
- Ascent Apartments (Entitled)0.2 mi E
In "Entitled" for 3.5 yr (since May 4, 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 (120 housing units across 0 permits).
- New home at 1925 Kenwood St (In review)0.38 mi S
In "In review" for 2.7 yr (since Mar 5, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3601 Ripley St (Applied)0.5 mi E
In "Applied" for 18 mo (since May 8, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). issued_date changed to "2026-10-06" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 1921 Verano St (Entitled)0.12 mi NE
In "Entitled" for 3.7 yr (since Mar 1, 2023), 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: C And C Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Placer Restorations And Installations (3 in ½ mi · New duplex / half-plex); Reborn Cabinets (3 in ½ mi · Remodel / interior alteration); Cccs (2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2301909 | Roof replacement | Finaled | Iss. Jan 31, 2023 | $11,840 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 16 squares of Composite Class A. CRRC: 0676-0136 |
| RES-1920056 | Electrical / panel | Finaled | Iss. Oct 16, 2019 | $2,111 | AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, N/A weather head/masthead work, main breaker re… |