103 Decathlon Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47572, -121.45337
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $411,000 ($362,000–$460,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,911 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 2, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 1% of the lot of lot)
Zone AH: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 2 Lander Ct ADU (0.34 mi S, 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 (~$5,135/yr at $411,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$428/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 103 DECATHLON CIR
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AH) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,970 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AH) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 1% of the lot); Zone X: reduced flood risk due to levee (about 99% 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: $362,000 – $460,000 · 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
- 2 Lander Ct ADU (Entitled)0.34 mi S
In "Entitled" for 5.3 yr (since Jul 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3990 Deer Run Way ADU (Entitled)0.43 mi W
In "Entitled" for 5.4 yr (since Jun 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4415 Montril Way (Fee estimate)0.43 mi S
In "Fee estimate" for 9.4 yr (since Jul 7, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3970 Deer Run Way (Issued)0.42 mi W
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 4.8 yr.
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Haven Energy Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Somerset Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Water Heaters Only (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Woodside 05n (52 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611384 | Solar / battery storage | Finaled | Iss. Jun 2, 2026 | $20,000 | Reviewed by SolarApp+ 6.2kw Solar PV System, 15 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2413659 | Remodel / interior alteration | Finaled | Iss. Jun 28, 2024 | $1,800 | Add new 40 amp circuit and run approximately 65’ 8 AWG wire in ¾” EMT & FMC conduit with 10 AWG ground to new Juicebox … |
| RES-1805530 | Roof replacement | Finaled | Iss. Mar 27, 2018 | $6,510 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 40yr Laminated Dimensional Composition. CRRC: 0890-001… |
| RES-1706132 | Plumbing / water heater / sewer | Finaled | Iss. Apr 18, 2017 | $1,783 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |