2451 Minden Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66859, -121.51650
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $602,000 ($530,000–$674,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 8, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (City Park)
0.44 mi S in "Finaled / completed" stage — High-impact scale ($1,771,584 declared valuation across 40 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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)
- ! Year 1 Prop 13 tax reset (~$7,313/yr at $602,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$609/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:
- 7,666 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 2451 MINDEN WAY
Zoning & Land Use
R-1-PUD — 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 A99) covers all 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 7,666 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 A99) covers all 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $530,000 – $674,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- City Park (Finaled / completed)0.44 mi S
High-impact scale ($1,771,584 declared valuation across 40 permits).
Entity-resolved builders & contractors in ½ mile: Century Pools (1 on parcel, 3 in ½ mi · Pool / spa); Abellas Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Connected Technology (18 in ½ mi · Remodel / interior alteration); KB Home Sacramento (17 in ½ mi · New single-family home); Premier Pools (15 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2407410 | HVAC / heat pump | Finaled | Iss. Apr 8, 2024 | $23,750 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2224739 | HVAC / heat pump | Expired Permit | Iss. Nov 21, 2022 | $23,700 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2203532 | Plumbing / water heater / sewer | Finaled | Iss. Feb 15, 2022 | $2,300 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1720263 | Pool / spa | Finaled | Iss. Oct 31, 2017 | $37,000 | Swimming Pool - 400 sf - Backard- Gunite system ;Carbon monoxide & Smoke alarms required. Reference CRC sections R315… |