1023 Vanilla Bean Ln
Sacramento 95814 · Alkali Flat · City of Sacramento · Coordinates: 38.58798, -121.48918
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $571,000 ($502,000–$640,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $571,000
Estimated range $502,000–$640,000 derived from zip zhvi + neighborhood acs + permit model and 1,946 sq ft lot geometry.
Source: 70% ZIP 95814 Zillow ZHVI ($516,174, September 2026) + 30% Alkali Flat ACS median ($883,297) (Data provided by Zillow)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: C Street Residential Complex (0.17 mi SE, 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 (~$6,959/yr at $571,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$580/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:
- 1,946 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03186
- Addresses on lot:
- 1023 VANILLA BEAN LN
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential 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 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $502,000 – $640,000 · Status: Off market
HUD Small Area FMR (ZIP 95814) · FY 2026
Studio $1,640 · 1BR $1,720 · 2BR $2,120 · 3BR $2,820 · 4BR $3,250
Developments Deserving Closer Investigation & Active Area Builders
- C Street Residential Complex (Entitled)0.17 mi SE
In "Entitled" for 2.8 yr (since Jan 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Outbuilding #1 at SRFC Stadium (In review)0.18 mi NW
In "In review" for 15 mo (since Aug 27, 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 ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Blokable Apartment (Fee estimate)0.31 mi W
In "Fee estimate" for 3.9 yr (since Dec 2, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units, $10,630,000 declared valuation across 1 permit).
- Studio30 Apartments (Entitled)0.41 mi SE
In "Entitled" for 4.3 yr (since Aug 4, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Black Pine Builders (129 in ½ mi · New single-family home); Syncon Homes Of California (33 in ½ mi · New single-family home); Icon General Contractors (27 in ½ mi · Commercial tenant improvement); Connected Technology (14 in ½ mi · Remodel / interior alteration); Midstate Construction (12 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (0 permits, 0 grouped projects)
No building permits recorded on this parcel in our dataset.