5430 Alvoca Way
Sacramento 95835 · Village 12 · City of Sacramento · Coordinates: 38.67318, -121.50075
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $574,000 ($505,000–$643,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,487 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 23, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Village 12
17 substantial renovation & housing permits over 24 months (20.9 per 1,000 parcels vs. 30.4 citywide baseline) (#7 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Village 12)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Serenade Condo (Regency Park) (0.19 mi SW, 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 (~$6,994/yr at $574,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$583/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:
- 4,725 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03127
- Addresses on lot:
- 5430 ALVOCA WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $505,000 – $643,000 · 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
- Serenade Condo (Regency Park) (Fee estimate)0.19 mi SW
In "Fee estimate" for 8.7 yr (since Mar 7, 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 (42 housing units, $5,632,550 declared valuation across 1 permit).
- 5300 Alvoca Way ADU (Entitled)0.16 mi S
In "Entitled" for 4.3 yr (since Aug 3, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1463 Monkton Way (Issued)0.48 mi SE
Active in "Issued" for 2.1 yr (first record Oct 3, 2024) with no new permit activity recorded in 21 mo.
- Natomas Park Childcare Center (Finaled / completed)0.38 mi SW
High-impact scale ($1,213,500 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Gaytan Enterprises (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Master Building Solutions (38 in ½ mi · New single-family home); Meritage Homes Of California (16 in ½ mi · New single-family home); Connected Technology (10 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-2509606 | Remodel / interior alteration | Finaled | Iss. May 23, 2025 | $1,228 | Install hardwired EV charger on exterior of home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 &… |
| RES-2510576 | Remodel / interior alteration | Expired Application | App. May 22, 2025 | $1,228 | install new hardwired EV Charger; Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2508369 | Electrical / panel | Expired Permit | Iss. Apr 24, 2025 | $1,228 | E-Permit: existing panel 200 Amps - Underground service, adding 1 outlets (240V). |
| RES-2116135 | Solar / battery storage | Finaled | Iss. Jul 28, 2021 | $18,997 | 4.68kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |