1963 Santa Maria Way
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56376, -121.40471
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 $876,000 ($771,000–$981,000).
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 15,500 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$63,289 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 6, 2024).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.43 mi NE, in review). 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 (~$10,436/yr at $876,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$870/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:
- 15,500 sq ft (0.36 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03161
- Addresses on lot:
- 1963 SANTA MARIA 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 15,500 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 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: $771,000 – $981,000 · Status: Off market
HUD Small Area FMR (ZIP 95864) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,370 · 3BR $3,150 · 4BR $3,640
Developments Deserving Closer Investigation & Active Area Builders
- Sacramento Country Day School - New Arts Building (In review)0.43 mi NE
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)0.47 mi N
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
- New home at 10 Latham Ln (Finaled / completed)0.48 mi NE
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Elemental Builders (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Cal Vintage Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sure Built Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2404068 | Remodel / interior alteration | Finaled | Iss. Mar 6, 2024 | $6,500 | Demo all existing floor, wall, tile, tub and toilet and cabinetry. Remodel a guest bathroom. Update electrical per cod i… |
| RES-2205790 | Roof replacement | Finaled | Iss. Mar 16, 2022 | $35,995 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 45 squares of Lifetime Laminated Dimensional Composition. In-progres… |
| RES-2109938 | HVAC / heat pump | Finaled | Iss. May 10, 2021 | $9,448 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2109937 | HVAC / heat pump | Finaled | Iss. May 10, 2021 | $9,448 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |