11 Dunswood Pl
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68365, -121.52480
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 $600,000 ($528,000–$672,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$22,513 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (RES-2617843): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Mystique - Condominium Modifications (0.32 mi SW, entitled). 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 (~$7,290/yr at $600,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 6,820 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 11 DUNSWOOD PL
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 6,820 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: $528,000 – $672,000 · 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
- Mystique - Condominium Modifications (Entitled)0.32 mi SW
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (57 housing units across 0 permits).
- Mystique Condos: 12-plex (Fee estimate)0.37 mi SW
In "Fee estimate" for 9.9 yr (since Dec 7, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $1,918,249 declared valuation across 2 permits).
- Solar / battery storage (RES-2617843) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- New home at 407 Caravaggio Cir (Issued)0.45 mi SW
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (4 on parcel, 4 in ½ mi · Solar / battery storage); Dairy Air Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hamilton Plumbing Sewer And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (47 in ½ mi · New single-family home); Crowne Development (21 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2617843 | Solar / battery storage | Issued | Iss. Oct 14, 2026 | $10,000 | 0kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |
| RES-2606909 | HVAC / heat pump | Finaled | Iss. Apr 14, 2026 | $16,205 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2601380 | Plumbing / water heater / sewer | Issued | Iss. Jan 23, 2026 | $2,950 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2303417 | Solar / battery storage | Finaled | Iss. Feb 21, 2023 | $19,679 | SMUD request to relocate PV equipment to the front gate. |
| RES-2224993 |