1645 Robin Hood Ct
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60436, -121.42812
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 $372,000 ($327,000–$417,000).
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 10,890 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 9, 2026, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.28 mi N, 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 (~$4,691/yr at $372,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$391/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03395
- Addresses on lot:
- 1645 ROBIN HOOD CT
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 10,890 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 06067C0181H, 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: $327,000 – $417,000 · 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
- 17th & S Street Mixed Use (Entitled)0.28 mi N
In "Entitled" for 5.3 yr (since Aug 3, 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 (47 housing units across 0 permits).
- Building 1C (Finaled / completed)0.14 mi NW
High-impact scale (22 housing units, $4,302,712 declared valuation across 80 permits).
- Arden Gateway 2 (Finaled / completed)0.2 mi W
High-impact scale (5 housing units, $1,895,360 declared valuation across 38 permits).
- Chase Bank (Finaled / completed)0.3 mi S
High-impact scale ($1,100,000 declared valuation across 24 permits).
Entity-resolved builders & contractors in ½ mile: Stoneridge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Phoenix Builders (41 in ½ mi · Commercial tenant improvement); Icon General Contractors (27 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-2611896 | Roof replacement | Finaled | Iss. Jun 9, 2026 | $18,700 | Roof Permit: Tear off and install 20 squares of 30 yr laminated dimensional composition roofing material. In-progress i… |
| RES-2309640 | Plumbing / water heater / sewer | Finaled | Iss. May 12, 2023 | $7,000 | E-Permit: Water Service replacement or repair, 60 L.F. |
| RES-2125219 | Electrical / panel | Finaled | Iss. Nov 30, 2021 | $5,000 | AA: existing panel 200 Amps - Overhead service, main breaker replacement. |
| RES-1607327 | HVAC / heat pump | Expired Permit | Iss. May 11, 2016 | $15,746 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |