34 Beaucanon Ct
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44543, -121.40897
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 $553,000 ($487,000–$619,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$22,832 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 21, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Jacinto Road Subdivision (0.23 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 (~$6,754/yr at $553,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$563/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:
- 6,097 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03343
- Addresses on lot:
- 34 BEAUCANON 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: $487,000 – $619,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
- Jacinto Road Subdivision (Entitled)0.23 mi NW
In "Entitled" for 3.3 yr (since Jul 26, 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 (11 housing units across 0 permits).
- Horizon Townhomes (Entitled)0.48 mi W
In "Entitled" for 3.4 yr (since Jun 22, 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 (10 housing units across 0 permits).
- Shasta Apartments (Fee estimate)0.49 mi NW
In "Fee estimate" for 2.6 yr (since Apr 23, 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 (216 housing units, $80,000,000 declared valuation across 1 permit).
- Jacinto Road Subdivision (Entitled)0.23 mi NW
In "Entitled" for 3.3 yr (since Jul 26, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Kustom Us (4 on parcel, 4 in ½ mi · Roof replacement); PBC Enterprises (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Green Day Power (1 on parcel, 1 in ½ mi · Solar / battery storage); KB Home Sacramento (44 in ½ mi · New single-family home); Walter Weston Keusder (35 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2514623 | Roof replacement | Finaled | Iss. Jul 21, 2025 | $150,000 | # 24-013096 New permit to complete expired permits RES-2427508 and RES-2410041 the new permit is for finishes and insula… |
| RES-2427508 | Roof replacement | Expired Permit | Iss. Dec 19, 2024 | $150,000 | New permit for expired permit RES-2410041 the new permit is for finishes and insulation. No new plans required. EPC -HSG… |
| RES-2410041 | Roof replacement | Expired Permit | Iss. Jun 14, 2024 | $600,000 | EPC -HSG# 24-013096 Fire Repair: Replace finish roofing and select roof trusses. Repair several roof trusses. Replace in… |
| RES-2410036 | Roof replacement | Void | App. May 8, 2024 | $600,000 | EPC - Rashidi Fire Repair: Replace finish roofing and select roof trusses. Repair several roof trusses. Replace interior… |