1954 Santa Maria Way
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56345, -121.40563
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 $1,006,000 ($885,000–$1,127,000).
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 12,197 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$84,276 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 26, 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 (0.47 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 (~$11,918/yr at $1,006,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$993/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:
- 12,197 sq ft (0.28 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03161
- Addresses on lot:
- 1954 SANTA MARIA WAY; 78 BRECKENWOOD 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 12,197 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: $885,000 – $1,127,000 · 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)0.47 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)0.48 mi N
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Vnd Construction (1 on parcel, 1 in ½ mi · Pool / spa); United Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Harlan Quality Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Express Sewer And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2408921 | Solar / battery storage | Finaled | Iss. Apr 26, 2024 | $41,000 | 8.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2220983 | Pool / spa | Finaled | Iss. Nov 3, 2022 | $65,000 | EPC - Swimming Pool Remodel to include demo/reshape pool shell, new gunite, add cabo shelf, add second deep end bench, p… |
| RES-2207391 | Solar / battery storage | Expired Permit | Iss. Apr 8, 2022 | $21,208 | 9.6kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1905420 | Plan revision / deferred submittal | Complete | App. Mar 28, 2019 | — | EXPEDITED - Revision to RES-1901761 to show revisions to roof framing and (1) shear wall as outlined in attached letters… |
| RES-1903777 |