1045 Vanderbilt Way
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56427, -121.41501
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $400,000 ($352,000–$448,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 28, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Campus Commons
48 substantial renovation & housing permits over 24 months (35.7 per 1,000 parcels vs. 30.4 citywide baseline) (#69 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Campus Commons)
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: New home at 707 Commons Dr (0.36 mi N, entitled). 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 (~$5,010/yr at $400,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 1045 VANDERBILT WAY
Zoning & Land Use
R-1A-R-PUD — 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 06067C0183H, 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: $352,000 – $448,000 · 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
- New home at 707 Commons Dr (Entitled)0.36 mi N
In "Entitled" for 3 yr (since Nov 6, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Phillip Isaacs Construction (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Critical Path Reconstruction (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Garick Air Conditioning Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); James E Williams And Son (1 on parcel, 1 in ½ mi · Roof replacement); Kitchen Mart (46 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2505535 | Windows / doors / siding | Finaled | Iss. Mar 28, 2025 | $7,397 | 1045/1055/1065 VANDERBILT WAY - Like for like replacement of siding and trim. Pre-paint decay repairs. R/R existing T1-1… |
| RES-2308984 | Windows / doors / siding | Finaled | Iss. May 8, 2023 | $14,806 | "Replace 9 alum. windows like for like in size and location. install as retrofit" All windows to be same operation and … |
| RES-2013575 | HVAC / heat pump | Finaled | Iss. Aug 3, 2020 | $11,897 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| COM-1609174 | Roof replacement | Expired Permit | Iss. Jun 13, 2016 | $4,500 | 1065, 1055, 1045 --remove and replace 5 squares of t1-11 siding & trim. dry rot repair no - structural like for like. |