1638 Los Robles Blvd
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.62786, -121.42873
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 30, 2019, 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
- ! FEMA Special Flood Hazard Area (AE, about 6% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Kenwood Meadows (0.24 mi S, 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 27,007 sq ft (0.62 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03089
- Addresses on lot:
- 1638 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 6% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 27,007 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 6% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 6% of the lot); Zone X: minimal flood hazard (about 94% 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: $376,000 – $478,000 · 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
- Kenwood Meadows (Entitled)0.24 mi S
In "Entitled" for 5.2 yr (since Aug 18, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units across 0 permits).
- Accessory dwelling unit at 1721 Eldridge Ave (Approved)0.32 mi S
In "Approved" for 2.7 yr (since Feb 28, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-28" in snapshot Nov 1, 2026.
- New home at 1925 Kenwood St (In review)0.4 mi E
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.
- Piara Quarters (In review)0.26 mi S
In "In review" for 16 mo (since Jul 17, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $535,039 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Lion Restoration (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jong Y Park (1 on parcel, 1 in ½ mi · Roof replacement); Brilliance Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Tri West Homes (3 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-1909820 | Windows / doors / siding | Expired Permit | Iss. May 30, 2019 | $3,400 | C/O 14 widows & 1 sliding door Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1909817 | Windows / doors / siding | Void | App. May 30, 2019 | $5,800 | C/O 14 widows & 1 sliding door |
| RES-1807924 | HVAC / heat pump | Finaled | Iss. Apr 27, 2018 | $15,000 | HSG Case 18-000181: Corrective Action permit w/ Change out of Split HVAC, Gas WH change-out, Re-glaze of broken windows,… |
| RES-1713384 | Roof replacement | Finaled | Iss. Jul 26, 2017 | $14,990 | HSG Case 17-011532: Tear off existing roof layers, install 20sq of 30+ yr dim Shingle, change out existing Split HVAC S… |