2059 Royal Oaks Dr
Sacramento 95815 · Woodlake · City of Sacramento · Coordinates: 38.60251, -121.44974
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $400,000 ($352,000–$448,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 3, 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)
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)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (COM-2016448): Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arden Garden LLC (0.17 mi W, 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 (~$5,010/yr at $400,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 135,907 sq ft (3.12 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03257
- Addresses on lot:
- 2025 ROYAL OAKS DR; 2025 ROYAL OAKS DR # 114 # 114; 2025 ROYAL OAKS DR # 115 # 115
Zoning & Land Use
R-2B-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
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: $352,000 – $448,000 · 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
- Arden Garden LLC (Entitled)0.17 mi W
In "Entitled" for 4.5 yr (since May 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units across 0 permits).
- Windows / doors / siding (COM-2016448) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- New home at 569 Southgate Rd (Fee estimate)0.22 mi W
In "Fee estimate" for 10.2 yr (since Aug 16, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Sign (SIG-1802974) (Finaled)On this parcel
Issued after 2 mo (3.3× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Jad Constructon (1 on parcel, 1 in ½ mi · Windows / doors / siding); The Sign Factory (1 on parcel, 1 in ½ mi · Sign); Americas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kevin Lv Smith (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2316338 | Plumbing / water heater / sewer | Finaled | Iss. Aug 3, 2023 | $2,761 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |
| COM-2314978 | HVAC / heat pump | Finaled | Iss. Aug 2, 2023 | $1,900 | Remove and replace existing 1.5 TON split heat pump syste,. Like for like. The existing unit shall be removed. The new u… |
| COM-2016448 | Windows / doors / siding | Finaled | Iss. Oct 27, 2020 | $2,875,000 | EPC - install new staircase, balcony guardrails, landing guardrails, siding repairs and new windows. A replacement of (2… |
| SIG-1802974 | Sign | Finaled | Iss. Apr 19, 2018 | $6,290 | NEW MONUMENT SIGN TO IDENTIFY THE APARTMENT COMPLEX FOR WOODLAKE CLOSE |
| COM-1700770 |