417 E Ranch Rd
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.57176, -121.40443
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $476,000 ($419,000–$533,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 14, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Sierra Oaks
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
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
Plumbing / water heater / sewer (RES-1802239): Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.42 mi W, 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 (~$5,876/yr at $476,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$490/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:
- 2,178 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 417 E RANCH RD
Zoning & Land Use
R-1A-R — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 06067C0184H, 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: $419,000 – $533,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- 5-Story Apartment (Fee estimate)0.42 mi W
In "Fee estimate" for 4.1 yr (since Oct 3, 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 (115 housing units, $9,732,800 declared valuation across 4 permits).
- Plumbing / water heater / sewer (RES-1802239) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Sacramento Country Day School - New Arts Building (In review)0.26 mi SE
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.2 mi SW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: River City Restoration (1 on parcel, 25 in ½ mi · Remodel / interior alteration); Hartman Construction (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Summit Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Kaler Dobler Construction (5 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-2115198 | Windows / doors / siding | Finaled | Iss. Jul 14, 2021 | $1,700 | Non-structural replacement of dry-rot damaged T1-11 siding and trim - 300-sqft. In-progress inspection required. Finis… |
| RES-1911724 | Roof replacement | Finaled | Iss. Jun 25, 2019 | $7,600 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 50yr Laminated Dimensional Composition. CRRC: 0668-012… |
| RES-1802239 | Plumbing / water heater / sewer | Finaled | Iss. May 29, 2018 | $1,340 | Water Heater Replacement. Water heater change out. 040 gallon to Gas - 040 gallon, located inside building, screening n… |
| RES-1720577 | Remodel / interior alteration | Finaled | Iss. Nov 6, 2017 | $15,000 | COMPLETE BATHROOM REMODEL TO INCLUDE NEW SHOWER VALVE, LED LIGHT FIXTURES, AND EXHAUST FAN. ELECTRICAL AND PLUMBING SUBJ… |