2633 Gary Way
Sacramento 95815 · Noralto · City of Sacramento · Coordinates: 38.61565, -121.45612
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 $381,000 ($335,000–$427,000).
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 9,148 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
- ✓ Documented permitted upgrades (+$13,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 30, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2647 Fairfield St (0.19 mi E, applied). 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 (~$4,793/yr at $381,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$399/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03257
- Addresses on lot:
- 2633 GARY WAY
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 9,148 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 06067C0177J, 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: $335,000 – $427,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2647 Fairfield St (Applied)0.19 mi E
In "Applied" for 7 mo (since Apr 22, 2026), 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 "2026-09-30" in snapshot Nov 1, 2026.
- 4 new homes at 707 Lampasas Ave (Applied)0.32 mi E
In "Applied" for 3.5 yr (since May 11, 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 (4 housing units, $825,000 declared valuation across 1 permit).
- Catalonia Palms Assisted Living Facility (In review)0.31 mi NW
High-impact scale (40 housing units, $6,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Hidden Oaks SFRs and ADUs - MMH (Entitled)0.36 mi NE
In "Entitled" for 19 mo (since Apr 2, 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 (8 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (2 on parcel, 2 in ½ mi · Solar / battery storage); Jaecin Heating And Cooling (1 on parcel, 1 in ½ mi · Roof replacement); Transform Sr Home Improvement Products (1 on parcel, 1 in ½ mi · Windows / doors / siding); Service Monster (1 on parcel, 1 in ½ mi · Roof replacement); Jagir Investments (13 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621671 | Solar / battery storage | Issued | Iss. Sep 30, 2026 | $1,000 | MAINTENANCE-REMOVE AND REINSTALL 3.05KW SOLAR ROOF MOUNT. NO CHANGE IN EQUIPMENT OR LAYOUT. LIKE FOR LIKE CARBON MONOXID… |
| RES-2321895 | Roof replacement | Finaled | Iss. Oct 13, 2023 | $2,000 | Tear Off - Yes, Resheet - No, 1 layer(s), 5 squares of 30yr Laminated Dimensional Composition. In-progress inspection re… |
| RES-2122207 | Roof replacement | Finaled | Iss. Oct 14, 2021 | $17,371 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2121425 | Windows / doors / siding | Finaled | Iss. Oct 5, 2021 | $8,383 | Change out 6 windows like for like Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. |