250 Mill Valley Cir N
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68189, -121.51168
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 $704,000 ($620,000–$788,000).
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 (+$6,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 13, 2025).
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 (0.36 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 (~$8,476/yr at $704,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$706/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:
- 4,120 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03326
- Addresses on lot:
- 250 MILL VALLEY CIR N
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: $620,000 – $788,000 · 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)0.36 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)0.3 mi E
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Bz Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Huft Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Syncon Homes Of California (52 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2505119 | HVAC / heat pump | Finaled | Iss. Mar 13, 2025 | $8,343 | Change-out w/new ducts Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-2306688 | Plumbing / water heater / sewer | Finaled | Iss. Apr 5, 2023 | $18,699 | E-Permit: Water Re-pipe, 620 L.F. |
| RES-2117540 | Plumbing / water heater / sewer | Finaled | Iss. Aug 11, 2021 | $4,989 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2115032 | Plan revision / deferred submittal | Complete | App. Jul 12, 2021 | — | REVISION TO RES-2104869 Filed revision SMUD requested to relocate PV equipment. |
| RES-2115031 |