190 Gifford Way
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56544, -121.40086
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 $796,000 ($700,000–$892,000).
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 9,583 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$12,368 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 27, 2025).
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 (0.26 mi N, 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 (~$9,524/yr at $796,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$794/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03162
- Addresses on lot:
- 190 GIFFORD 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 9,583 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: $700,000 – $892,000 · 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)0.26 mi N
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).
- New home at 10 Latham Ln (Finaled / completed)0.27 mi NE
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.49 mi NW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Clarke And Rush Mechanical (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Phillip Isaacs Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Crux Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement); River City Restoration (26 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2501640 | Remodel / interior alteration | Finaled | Iss. Jan 27, 2025 | $1,000 | Install level 2 EV charger in garage. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL … |
| RES-2416779 | Remodel / interior alteration | Finaled | Iss. Jul 31, 2024 | $23,400 | Window Permit: Replace 18 windows like for like in size and location. 2 windows install with nail fin and 16 windows ae… |
| RES-1921073 | Plumbing / water heater / sewer | Finaled | Iss. Oct 30, 2019 | $5,000 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-1921072 | Plumbing / water heater / sewer | Finaled | Iss. Oct 30, 2019 | $5,000 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |