1862 Dawnelle Way
Sacramento 95835 · Regency Park · City of Sacramento · Coordinates: 38.68252, -121.50277
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 $575,000 ($506,000–$644,000).
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
- ✓ Documented permitted upgrades (+$6,454 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 18, 2023).
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)
0.2 mi SW 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 (~$7,005/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:
- 5,250 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03127
- Addresses on lot:
- 1862 DAWNELLE 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: $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
- Northpointe Reserve Clubhouse (Finaled / completed)0.2 mi SW
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 5 in ½ mi · Remodel / interior alteration); River City Window And Door (1 on parcel, 4 in ½ mi · Addition (adds square footage)); USA Bath California Remodeling (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Agc Contractor (1 on parcel, 1 in ½ mi · Electrical / panel); Rtd Windows And Doors (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2307636 | Electrical / panel | Finaled | Iss. Apr 18, 2023 | $10,000 | REMOVE EXISTING GAS FIREPLACE AND INSTALL NEW ELECTRICAL FIREPLACE (INSERT). COVER WALL WITH STONE AROUND THE FIREPLACE.… |
| RES-2217106 | Remodel / interior alteration | Finaled | Iss. Aug 15, 2022 | $13,970 | Tub to Shower Conversion in Master Barth at 1st Floor. Remove/Replace Valve and Relocate Drain to Center. Carbon mono… |
| RES-2213912 | Windows / doors / siding | Finaled | Iss. Jun 30, 2022 | $21,210 | Remove 1 vinyl siding door and replace with 1 composite hinged door. Carbon monoxide & Smoke alarms required. Reference … |
| RES-2212151 | Windows / doors / siding | Finaled | Iss. Jun 9, 2022 | $9,849 | REPLACE 11 WINDOWS, LIKE FOR LIKE IN SIZE AND LOCATION, RETROFIT. Carbon monoxide & Smoke alarms required. Reference CRC… |