18 Aretz Ct
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67310, -121.52339
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 $649,000 ($571,000–$727,000).
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 (+$24,390 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 14, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.45 mi S, fee estimate). 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 (~$7,849/yr at $649,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$654/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:
- 16,589 sq ft (0.38 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 18 ARETZ CT
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 16,589 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: $571,000 – $727,000 · 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 0 N Park Dr (Fee estimate)0.45 mi S
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.48 mi NW
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
Entity-resolved builders & contractors in ½ mile: Todds Repair And Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); Sunrise Solar Roofing (1 on parcel, 1 in ½ mi · Solar / battery storage); North Valley (1 on parcel, 1 in ½ mi · Solar / battery storage); KB Home Sacramento (638 in ½ mi · New single-family home); 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-2617480 | Solar / battery storage | Finaled | Iss. Aug 14, 2026 | $29,000 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2400926 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 12, 2024 | $5,500 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2400923 | HVAC / heat pump | Expired Permit | Iss. Jan 12, 2024 | $15,716 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2204641 | Solar / battery storage | Finaled | Iss. Mar 30, 2022 | $30,000 | 10.95kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breake… |