280 Belfont Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67498, -121.51496
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $568,000 ($500,000–$636,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 4, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.3 mi NW, 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 (~$6,925/yr at $568,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$577/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:
- 4,788 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 280 BELFONT CIR
Zoning & Land Use
R-1A-PUD — 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 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: $500,000 – $636,000 · 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
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.3 mi NW
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo.
Entity-resolved builders & contractors in ½ mile: American Home Energy Savers (3 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Jr Putman (1 on parcel, 1 in ½ mi · HVAC / heat pump); All Right Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Allright Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (36 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412197 | Plumbing / water heater / sewer | Finaled | Iss. Jun 4, 2024 | $1,220 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2312341 | Electrical / panel | Finaled | Iss. Jun 15, 2023 | $10,130 | C/O 125amp panel with 200amp panel, underground service, reuse weatherhead, main break replacement, stucco patch, instal… |
| RES-2311056 | Plumbing / water heater / sewer | Expired Permit | Iss. May 31, 2023 | $3,900 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1806809 | HVAC / heat pump | Expired Permit | Iss. Apr 13, 2018 | $4,180 | Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall be removed. The new unit … |