271 Aruba Cir
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46428, -121.41869
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 $425,000 ($374,000–$476,000).
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 (+$6,875 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 18, 2026).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Kaiser S. Sac Medical Center (0.41 mi N, approved). 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 (~$5,295/yr at $425,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$441/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:
- 4,600 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 271 ARUBA CIR
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: 0.2% annual chance flood hazard (shaded X) (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: $374,000 – $476,000 · 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
- Kaiser S. Sac Medical Center (Approved)0.41 mi N
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.45 mi W
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.46 mi NW
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: Reliable Residential Improvements (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Huft Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kaiser Foundation Health Plan (76 in ½ mi · Commercial tenant improvement); Swinerton Builders (9 in ½ mi · Commercial tenant improvement); Xl Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609925 | Remodel / interior alteration | Issued | Iss. May 18, 2026 | $12,500 | Bathroom Remodel Permit: Wet area only. Remove and replace shower, pan, and surround. Water conserving fixtures are requ… |
| RES-2023669 | HVAC / heat pump | Finaled | Iss. Dec 22, 2020 | $9,651 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |