4359 Shining Star Dr # 2
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48744, -121.45711
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $322,000 ($283,000–$361,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 19, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-2016642): Pending in review for 6.2 yr (54.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 7385 Mandy Dr ADU (0.19 mi NW, 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 (~$4,121/yr at $322,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$343/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:
- —
- Assessor use:
- Residential · Single Family · Condominium
- Tax rate area:
- 03175
- Addresses on lot:
- 4359 SHINING STAR DR # 2 # 2
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
This is a condominium unit: an ADU here would be a building-wide project that needs the association.
- SB 9: two homes on the lotUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
- SB 9: split into two lotsUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0302H, 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: $283,000 – $361,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Plan revision / deferred submittal (SUB-2016642) (Abandoned)On this parcel
Pending in review for 6.2 yr (54.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- 7385 Mandy Dr ADU (Entitled)0.19 mi NW
In "Entitled" for 4.9 yr (since Dec 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Repair tied to a housing/code case (COM-2016645) (Finaled)On this parcel
Issued after 4 mo (12.0× the 10d median) — above the 75th percentile for repair tied to a housing/code case permits in City of Sacramento (median 10d, 75th pct 61d, n=310).
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.36 mi SW
In "In review" for 13 mo (since Oct 28, 2025), 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: Kft Construction (2 on parcel, 4 in ½ mi · Remodel / interior alteration); The Gb Group (10 in ½ mi · Addition (adds square footage)); F And T Investments (4 in ½ mi · Remodel / interior alteration); Northwest Exteriors (3 in ½ mi · Addition (adds square footage)); Pacific Builders (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2108736 | Remodel / interior alteration | Expired Permit | Iss. May 19, 2021 | $30,000 | EPC - electrical rewire and mechanical equipment c/o and duct work. remodel permit under COM-2016645 |
| COM-2016645 | Repair tied to a housing/code case | Finaled | Iss. Jan 12, 2021 | $30,000 | EPC Submittal - Remodel of Commercial Building - fire damage repair unit 2 replace charred wood framing and sheet rock … |
| SUB-2016642 | Plan revision / deferred submittal | Abandoned | App. Sep 14, 2020 | $30,000 | EPC Submittal - Remodel of Commercial Building - fire dame repair unit 2 replace charred wood framing and sheet rock in… |