2481 Heritage Park Ln
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68290, -121.51680
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 $643,000 ($566,000–$720,000).
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 (+$70,876 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 4, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2102416): Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.27 mi S, issued). 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 (~$7,780/yr at $643,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$648/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:
- 250,906 sq ft (5.76 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03326
- Addresses on lot:
- 2481 HERITAGE PARK LN
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 250,906 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: $566,000 – $720,000 · 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
- Remodel / interior alteration (COM-2102416) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-2018672) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.27 mi S
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo. issued_date changed to "2026-10-13" in snapshot Nov 1, 2026.
- Commercial tenant improvement (COM-2417421) (Finaled)On this parcel
Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Cooper Oates Air Conditioning (5 on parcel, 5 in ½ mi · Remodel / interior alteration); Db Home Design (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Solir Electric (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Ir Development (1 on parcel, 1 in ½ mi · Electrical / panel); Jet Industries (39 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609336 | Commercial tenant improvement | Issued | Iss. Aug 4, 2026 | $5,000 | EPC - INSTALLATION OF BELOW EQUIPMENT AND CONNECTING IT TO EXISTING ELECTRICAL PANEL: (7) AUTOMATIC DOOR OPENERS, (2) SW… |
| COM-2427691 | Remodel / interior alteration | Finaled | Iss. Feb 5, 2025 | $18,584 | EPC - Women's & men's locker room showers only. New valves and drains. |
| COM-2417421 | Commercial tenant improvement | Finaled | Iss. Dec 9, 2024 | $93,169 | EPC - Women and men's locker room remodels to include: Tile, countertops, plumbing (removal of 5 toilets and new sink fa… |
| COM-2404037 | HVAC / heat pump | Finaled | Iss. Feb 26, 2024 | $10,525 | like for the changeout of the existing 2.5-ton split system and air handler in the mechanical closet. condensing unit ou… |