163 River Chase Cir
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56273, -121.40603
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PC in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $796,000 ($700,000–$892,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PC allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$39,170 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 29, 2026).
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 (~$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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 163 RIVER CHASE CIR
Zoning & Land Use
R-1A-PC — 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 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
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (1 on parcel, 27 in ½ mi · Remodel / interior alteration); Northwest Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Valley Heating And Air Conditioning And Home Improvements (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gp Development (31 in ½ mi · Commercial tenant improvement); River City Restoration (19 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616110 | Remodel / interior alteration | Issued | Iss. Jul 29, 2026 | $48,389 | SPRR - EXPEDITED - Kitchen: Widen opening between kitchen and entry way, per engineering plan. Remove & replace cabinets… |
| RES-2513823 | Remodel / interior alteration | Expired Permit | Iss. Jul 2, 2025 | $23,780 | EOTC - Replacing 10 retrofit, 1 nail fin window, and 1 patio door retrofit like for like. Cutting down two existing side… |
| RES-2505161 | HVAC / heat pump | Finaled | Iss. Mar 14, 2025 | $25,756 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |