1105 Alamos Ave
Sacramento 95815 · South Hagginwood · City of Sacramento · Coordinates: 38.62048, -121.44126
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 $511,000 ($450,000–$572,000).
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 15,300 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 (+$17,695 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 27, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Affordable Housing (0.29 mi NW, fee estimate). 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 (~$6,275/yr at $511,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$523/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:
- 15,300 sq ft (0.35 ac)
- Assessor use:
- Residential · Three Family · 1 Single Family Unit / 1 Duplex
- Tax rate area:
- 03193
- Addresses on lot:
- 1105 ALAMOS AVE
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 15,300 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: $450,000 – $572,000 · 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
Nearby Activity (½ mile radius, since November 2024)
31 active or recent development projects (146 housing units across completed, permitted, and pipeline stages) and 375 total building permits recorded within ½ mile.
- New construction9 permits (110 units)
- Adds housing (ADU)34 permits (40 units)
- Demolition3 permits
- Additions & renovations26 permits
- Building systems279 permits
- Repairs8 permits
- Other16 permits
Developments Deserving Closer Investigation & Active Area Builders
- Affordable Housing (Fee estimate)0.29 mi NW
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).
- Northern Trail Apartments (Entitled)0.38 mi NW
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).
- New duplex at 3042 Marysville Blvd (In review)0.35 mi E
In "In review" for 2.7 yr (since Mar 5, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 2951 Belden St (In review)380 ft NW
In "In review" for 3 mo (since Aug 10, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - New construction detached ADU, 748 sq ft, 2bed/2bath with sprinklers and 2.15kw solar system. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Cobex Construction Group (1 on parcel, 1 in ½ mi · Roof replacement); Sea Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement); Housh Roofing (1 on parcel, 1 in ½ mi · Roof replacement); William Lee Construction (3 in ½ mi · New single-family home); Gto Contractors (3 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-2608337 | Roof replacement | Finaled | Iss. Apr 27, 2026 | $19,240 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of Composite Class A. CRRC: 0890-0026 |
| RES-2512268 | Roof replacement | Finaled | Iss. Jun 12, 2025 | $12,000 | No Duct Work Permitted. New install/New location Mini-Split System. A unit will be installed in a new location. This uni… |
| RES-2202977 | Roof replacement | Finaled | Iss. Feb 8, 2022 | $1,800 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 6 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0116 |
| RES-1714759 | Remodel / interior alteration | Complete | App. Aug 15, 2017 | — | Revision to RES-1611294: Install new beam (per inspection correction) for existing interior opening, relocate proposed l… |
| RES-1611294 | Addition (adds square footage) | Finaled | Iss. Sep 29, 2016 | $39,321 | ADDITION TO EXISTING GARAGE OF 41 SF TO CONNECT FLOORS, CONVERT 525 SF GARAGE SPACE INTO HABITABLE SPACE FOR A BEDROOM A… |