450 Rockmont Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67484, -121.52332
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 $631,000 ($555,000–$707,000).
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 (+$31,175 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 27, 2024).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 407 Caravaggio Cir (0.49 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 (~$7,643/yr at $631,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$637/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:
- 9,585 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 450 ROCKMONT CIR
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 9,585 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: $555,000 – $707,000 · 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
- New home at 407 Caravaggio Cir (Issued)0.49 mi NW
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.39 mi NW
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.44 mi NE
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, 13 in ½ mi · Pool / spa); Bell Brothers Heating And Air (2 on parcel, 3 in ½ mi · HVAC / heat pump); KB Home Sacramento (531 in ½ mi · New single-family home); Connected Technology (38 in ½ mi · Remodel / interior alteration); Ev Electric Residential (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2427909 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 27, 2024 | $4,222 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2208105 | Plan revision / deferred submittal | Complete | App. Apr 18, 2022 | — | EPC - REVISION TO RES-2126414 Spa setbacks to property lines |
| RES-2206682 | Plan revision / deferred submittal | Complete | App. Mar 29, 2022 | $77,937 | EPC - REV TO RES-2126414 - Pool location (rotated), Pool size (452sqft), spa location, Pool depth increase to 8' deep, &… |
| RES-2126414 | Pool / spa | Finaled | Iss. Dec 17, 2021 | $77,937 | EXPEDITED - EOTC - In ground gunite swimming pool and spa. A gas line for spa heating and solar stubs. Carbon monoxide &… |
| RES-2109179 |