209 Belfont Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67509, -121.51591
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 $612,000 ($539,000–$685,000).
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
- ✓ Documented permitted upgrades (+$37,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 8, 2025).
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 (0.28 mi N, 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 (~$7,427/yr at $612,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$619/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:
- 5,589 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 209 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: $539,000 – $685,000 · 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)0.28 mi N
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: Premier Pools (1 on parcel, 14 in ½ mi · Pool / spa); American Building Development (1 on parcel, 1 in ½ mi · Windows / doors / siding); Gold Rush Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Solaron Pool Heating (1 on parcel, 1 in ½ mi · Solar / battery storage); Connected Technology (37 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2524488 | Windows / doors / siding | Finaled | Iss. Dec 8, 2025 | $18,000 | EPC - EXPEDITED - Remove & Replace a balcony dry rotted beam. Install new beam and stucco patching.Carbon monoxide & Smo… |
| RES-2305503 | Solar / battery storage | Finaled | Iss. Mar 23, 2023 | $7,125 | Installing thermal solar to heat swimming pool. ALL WORK SUBJECT TO FIELD INSPECTION. Carbon monoxide & Smoke alarms … |
| RES-2122613 | Pool / spa | Finaled | Iss. Oct 25, 2021 | $58,900 | EXPEDITED - Installing In ground Gunite Swimming Pool |
| RES-2122526 | Solar / battery storage | Finaled | Iss. Oct 20, 2021 | $12,600 | Install 3.5kw Roof Top Solar PV System. “Water conserving fixtures are required to be installed throughout this residenc… |