450 Rick Heinrich Cir
Sacramento 95835 · Regency Park · City of Sacramento · Coordinates: 38.68051, -121.50447
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 $587,000 ($517,000–$657,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 27, 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 NW 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)
- ! Year 1 Prop 13 tax reset (~$7,142/yr at $587,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$595/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:
- 7,806 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03127
- Addresses on lot:
- 450 RICK HEINRICH 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 7,806 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: $517,000 – $657,000 · 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
- Northpointe Reserve Clubhouse (Finaled / completed)0.11 mi NW
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Alpha Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Water Heater Experts (1 on parcel, 1 in ½ mi · HVAC / heat pump); Syncon Homes Of California (52 in ½ mi · New single-family home); Jet Industries (39 in ½ mi · New duplex / half-plex); Clark Wagaman Designs (13 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604003 | HVAC / heat pump | Finaled | Iss. Feb 27, 2026 | $5,087 | Change-out installation of Gas - 040 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not r… |
| RES-2414401 | HVAC / heat pump | Finaled | Iss. Jul 1, 2024 | $20,000 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |