191 Perazul Cir
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68056, -121.52693
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 $561,000 ($494,000–$628,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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 Jun 17, 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)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: temp sales trailer (0.48 mi W, 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 (~$6,845/yr at $561,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 4,769 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 191 PERAZUL CIR
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: $494,000 – $628,000 · 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
- temp sales trailer (Entitled)0.48 mi W
In "Entitled" for 3.5 yr (since May 23, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (79 housing units, $95,954 declared valuation across 4 permits).
- New home at 407 Caravaggio Cir (Issued)0.23 mi SW
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.12 mi SW
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- New home at 889 Greg Thatch Cir (Issued)0.46 mi W
Active in "Issued" for 2.6 yr (first record Apr 15, 2024) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Super Brothers Plumbing Heating And Air (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Vital Comfort HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (128 in ½ mi · New single-family home); DR Horton (47 in ½ mi · New single-family home); Tri Pointe Homes (35 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612644 | HVAC / heat pump | Issued | Iss. Jun 17, 2026 | $13,500 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2317626 | Plumbing / water heater / sewer | Finaled | Iss. Aug 19, 2023 | $3,825 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |