2221 Rose Arbor Dr
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68276, -121.51096
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 $714,000 ($628,000–$800,000).
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 (+$16,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 2, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.43 mi SW, issued). 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 (~$8,590/yr at $714,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$716/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:
- 4,179 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03326
- Addresses on lot:
- 2221 ROSE ARBOR DR
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: $628,000 – $800,000 · 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
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.43 mi SW
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo. issued_date changed to "2026-10-13" in snapshot Nov 1, 2026.
- Northpointe Reserve Clubhouse (Finaled / completed)0.28 mi E
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Clark Wagaman Designs (1 on parcel, 8 in ½ mi · Addition (adds square footage)); Bz Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Ecology Air Innovations (1 on parcel, 1 in ½ mi · HVAC / heat pump); Syncon Homes Of California (52 in ½ mi · New single-family home); Jet Industries (39 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602098 | Plumbing / water heater / sewer | Finaled | Iss. Feb 2, 2026 | $1,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2602097 | Plumbing / water heater / sewer | Finaled | Iss. Feb 2, 2026 | $18,096 | E-Permit: Water Re-pipe, 600 L.F. |
| RES-2121985 | HVAC / heat pump | Expired Permit | Iss. Oct 12, 2021 | $9,090 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1719238 | Addition (adds square footage) | Finaled | Iss. Oct 17, 2017 | $4,000 | Install new 168 sq. ft. pre-engineered patio cover with electrical at rear of existing SFR. “Water conserving fixtures … |