1003 Vanilla Bean Ln
Sacramento 95814 · Alkali Flat · City of Sacramento · Coordinates: 38.58814, -121.48974
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 1,947 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: Outbuilding #1 at SRFC Stadium (0.16 mi NW, 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 (~$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:
- 1,947 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03186
- Addresses on lot:
- 1003 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
- Outbuilding #1 at SRFC Stadium (In review)0.16 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.
- C Street Residential Complex (Entitled)0.2 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).
- Blokable Apartment (Fee estimate)0.28 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).
- Railyards Lot 43 Multifamily Five Story (Fee estimate)0.4 mi SW
In "Fee estimate" for 2.6 yr (since Apr 3, 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 (300 housing units, $80,216,824 declared valuation across 1 permit).
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.