3 Rainwood Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44533, -121.43263
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,760 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 9, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
General repair (RES-2507211): Issued after 2 mo (4.3× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Ventris Place (0.24 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 9,873 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 3 RAINWOOD CT
Zoning & Land Use
R-1A — 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0308H, 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: $396,000 – $504,000 · 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
Nearby Activity (½ mile radius, since November 2024)
41 active or recent development projects (41 housing units across completed, permitted, and pipeline stages) and 327 total building permits recorded within ½ mile.
- New construction27 permits (25 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations31 permits
- Building systems228 permits
- Repairs25 permits
- Other14 permits
Developments Deserving Closer Investigation & Active Area Builders
- Ventris Place (Entitled)0.24 mi SE
In "Entitled" for 3.2 yr (since Sep 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (37 housing units across 0 permits).
- General repair (RES-2507211) (Finaled)On this parcel
Issued after 2 mo (4.3× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
- New home (Entitled)0.48 mi SE
In "Entitled" for 5.2 yr (since Sep 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Cottages at Laguna (Finaled / completed)0.49 mi NE
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Entity-resolved builders & contractors in ½ mile: Xalos Foundation Support (1 on parcel, 1 in ½ mi · General repair); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Syncon Homes Of California (39 in ½ mi · New single-family home); Axios Homes (10 in ½ mi · New multifamily / condos / mixed-use); Abes Aaa Plus (4 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-2507211 | General repair | Finaled | Iss. Jun 9, 2025 | $32,000 | EPC - INSTALL 13 SP-90 ECCEMTRIC PUSH PIERS ON THE PERIMETER OF THE FOUNDATION OF THE STRUCTURE TO STABILIZE |
| RES-1923399 | Solar / battery storage | Finaled | Iss. Dec 3, 2019 | $10,027 | 3.48kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1807481 | Roof replacement | Finaled | Iss. Apr 23, 2018 | $15,500 | Tear Off - Yes, Resheet - No, 1 layer(s), 18 squares of 30yr Laminated Dimensional Composition. In-progress inspection r… |