87 Breckenwood Way
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56270, -121.40567
Executive Verdict · Public-Records Synthesis
Zoned R-1-PC in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $843,000 ($742,000–$944,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PC supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 15,400 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$30,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 27, 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)
- ! Year 1 Prop 13 tax reset (~$10,060/yr at $843,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$838/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:
- 15,400 sq ft (0.35 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03161
- Addresses on lot:
- 87 BRECKENWOOD WAY
Zoning & Land Use
R-1-PC — 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 15,400 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: $742,000 – $944,000 · 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
Entity-resolved builders & contractors in ½ mile: Dahersa Remodeling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gordos Pool Plastering (1 on parcel, 1 in ½ mi · Pool / spa); Creative Patio Works (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Perfection Home (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gp Development (31 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-2419062 | HVAC / heat pump | Finaled | Iss. Aug 27, 2024 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1806902 | Plumbing / water heater / sewer | Finaled | Iss. Apr 16, 2018 | $60,000 | Remodel Exterior pool and BBQ, adding 95' gas line for BBQ and Fire table, R/R concrete around pool. Carbon monoxide … |
| RES-1806150 | Pool / spa | Finaled | Iss. Apr 6, 2018 | $14,000 | EXPEDITED - Install new in-ground spa , tied into existing pool equipment. |
| RES-1805257 | Addition (adds square footage) | Finaled | Iss. Mar 22, 2018 | $13,616 | Patio Cover (rear of house) 240 sf w/ 2 fans ; Patio Cover (Side of house) 352 sf w/ 2 Fans: |