2101 Zurlo Way
Sacramento 95835 · Regency Park · City of Sacramento · Coordinates: 38.68302, -121.50622
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $575,000 ($506,000–$644,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through May 8, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Regency Park
36 substantial renovation & housing permits over 24 months (22.3 per 1,000 parcels vs. 30.4 citywide baseline) (#78 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Regency Park)
- ✓ Active nearby investment (Northpointe Reserve Clubhouse)
0.11 mi S in "Finaled / completed" stage — High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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
HVAC / heat pump (COM-2605041): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,005/yr at $575,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$584/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:
- 367,646 sq ft (8.44 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03127
- Addresses on lot:
- 2101 ZURLO WAY; 2101 ZURLO WAY APT 10101 APT 10101; 2101 ZURLO WAY APT 10102 APT 10102
Zoning & Land Use
R-3-PUD — Multi-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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential 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: $506,000 – $644,000 · 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
- HVAC / heat pump (COM-2605041) (Issued)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Northpointe Reserve Clubhouse (Finaled / completed)0.11 mi S
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Central Glass (3 on parcel, 3 in ½ mi · Windows / doors / siding); Heim Boys Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Browns Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Americas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Syncon Homes Of California (52 in ½ mi · New single-family home).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2605041 | HVAC / heat pump | Issued | Iss. May 8, 2026 | $8,200 | HVAC Permit: Like or like HVAC change out-1.5 tons, 14.3 SEER2, hydronic HVAC split system, furnace mounted in ceiling.… |
| COM-2508762 | HVAC / heat pump | Finaled | Iss. May 5, 2025 | $8,000 | HVAC C/O in Clubhouse 3.5T gas furnace split system AC; 225 lbs |
| COM-2425068 | Plumbing / water heater / sewer | Expired Permit | Iss. Nov 14, 2024 | $3,387 | Water Heater Permit: Replace 40 gal water heater, like for like with upgrades to code standards. Water conserving fixtu… |
| COM-2409924 | HVAC / heat pump | Finaled | Iss. May 8, 2024 | $10,000 | HVAC Permit: Remove and replace like for like hydronic system. Carbon monoxide & Smoke alarms required. Reference CRC … |
| COM-2324302 |