159 River Chase Cir
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56249, -121.40595
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 $771,000 ($678,000–$864,000).
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 (+$9,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 7, 2023).
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 (~$9,239/yr at $771,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$770/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 159 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: $678,000 – $864,000 · 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: Yancey (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Southgate Glass And Screen (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement); Kitchen Mart (27 in ½ mi · Remodel / interior alteration); River City Restoration (19 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2311548 | Remodel / interior alteration | Finaled | Iss. Jun 7, 2023 | $20,000 | Guest bath upgrade, all interior non structural. Remove and replace tub and shower surround, vanity and toliet. Replace … |
| RES-2303883 | Windows / doors / siding | Finaled | Iss. Feb 28, 2023 | $3,528 | "Remove and replace (1) Alum Window with (1) vinyl window like for like, using nail fin method of installation." The eg… |
| RES-2008572 | Plumbing / water heater / sewer | Finaled | Iss. May 21, 2020 | $32,500 | Full Master Bath Remodel to include replace counter and cabinets, sink & faucet . Replace toilet , vent fan , install ou… |
| RES-1606018 | Windows / doors / siding | Finaled | Iss. Apr 20, 2016 | $4,000 | CHANGE OUT 1 WINDOW AND 2 PATIO DOORS RETROFIT (LIKE FOR LIKE). Carbon monoxide & Smoke alarms required. Reference CRC … |