2656 Macon Dr
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67760, -121.51913
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 (+$23,310 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 20, 2022).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Mystique Condos: 12-plex (0.49 mi W, 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 (~$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:
- 5,868 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 2656 MACON DR
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 5,868 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
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 569 total building permits recorded within ½ mile.
- New construction1 permit
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations73 permits
- Building systems470 permits
- Repairs13 permits
- Other11 permits
Developments Deserving Closer Investigation & Active Area Builders
- Mystique Condos: 12-plex (Fee estimate)0.49 mi W
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).
- New home at 130 Picasso Cir (Issued)0.48 mi W
Active in "Issued" for 8.5 yr (first record May 10, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $19,978 declared valuation across 6 permits).
- New home at 2701 Mabry Dr (Issued)0.48 mi W
Active in "Issued" for 7.7 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.6 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.49 mi W
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
Entity-resolved builders & contractors in ½ mile: West Coast Home Products (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Indoor Comfort Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Dkh Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Connected Technology (34 in ½ mi · Remodel / interior alteration); KB Home Sacramento (21 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2205652 | Addition (adds square footage) | Expired Permit | Iss. Apr 20, 2022 | $37,000 | EPC - 207 sq ft patio enclosure w/electrical (U occupancy) Carbon monoxide & Smoke alarms required. Reference CRC sect… |
| RES-1907175 | HVAC / heat pump | Finaled | Iss. Apr 23, 2019 | $3,520 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-1905513 | Plumbing / water heater / sewer | Finaled | Iss. Mar 29, 2019 | $1,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.Carbon … |
| SUB-1904469 | Plan revision / deferred submittal | Expired Application | App. Mar 13, 2019 | $1,200 | EPC Submittal - Addition to Residential Building - Installation of a brand new 40 gallon natural gas water heater locate… |