795 Sotano Dr
Sacramento 95833 · Northgate · City of Sacramento · Coordinates: 38.62089, -121.47996
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $446,000 ($392,000–$500,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,728 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 16, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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: New home at 536 Tenaya Ave (0.3 mi NE, in review). 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 (~$5,534/yr at $446,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$461/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:
- 6,150 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03126
- Addresses on lot:
- 795 SOTANO DR
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 A99) covers all 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 6,150 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 A99) covers all 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0176J, 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: $392,000 – $500,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- New home at 536 Tenaya Ave (In review)0.3 mi NE
In "In review" for 21 mo (since Jan 29, 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 532 Tenaya Ave (In review)0.31 mi NE
In "In review" for 21 mo (since Feb 7, 2025), 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 3207 Nordyke Dr (In review)0.31 mi NE
In "In review" for 11 mo (since Dec 11, 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 537 Bowman Ave (Entitled)0.34 mi SE
In "Entitled" for 9.1 yr (since Oct 6, 2017), 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: Rose Remodeling (1 on parcel, 9 in ½ mi · Remodel / interior alteration); Kitchen Mart (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Aleco Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Quality First Home Improvement (5 in ½ mi · Addition (adds square footage)); Americas Vinyl Exteriors (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2203578 | Plumbing / water heater / sewer | Finaled | Iss. Feb 16, 2022 | $23,225 | MASTER BATHROOM REMODEL. ELIMINATE TUB AND PONY WALL. REMOVE AND REPLACE SHOWER WET AREA. VANITY, VENT FAN AND LIGHT.CHA… |
| RES-2009941 | Electrical / panel | Expired Permit | Iss. Jun 12, 2020 | $4,500 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |
| RES-2009539 | Remodel / interior alteration | Finaled | Iss. Jun 8, 2020 | $35,235 | Remove and replace cabinets, countertops, sink, faucet and disposal. Install 5 LED re essed can lights, AFCI/GCI protec… |