2731 Aspen Valley Ln
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68091, -121.52412
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 $587,000 ($517,000–$657,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 24, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.4 mi E, 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 (~$7,142/yr at $587,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$595/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:
- 7,407 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 2731 ASPEN VALLEY LN
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 7,407 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: $517,000 – $657,000 · 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)0.4 mi E
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.
- New home at 407 Caravaggio Cir (Issued)0.37 mi W
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- New home at 2701 Mabry Dr (Issued)0.4 mi SW
Active in "Issued" for 7.7 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.6 yr.
- New home at 47 Signac Ct (Issued)0.48 mi SW
Active in "Issued" for 7.7 yr (first record Feb 13, 2019) with no new permit activity recorded in 7.7 yr.
Entity-resolved builders & contractors in ½ mile: Sierra Pacific Home And Comfort (2 on parcel, 3 in ½ mi · HVAC / heat pump); Sagan Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); KB Home Sacramento (96 in ½ mi · New single-family home); DR Horton (47 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-2621175 | Electrical / panel | Finaled | Iss. Sep 24, 2026 | $2,501 | Electrical Permit: Install a 20 amp circuit for a dedicated outlet in a garage. Carbon monoxide & Smoke alarms required… |
| RES-2301800 | HVAC / heat pump | Finaled | Iss. Jan 31, 2023 | $13,305 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2106711 | Plumbing / water heater / sewer | Finaled | Iss. Apr 1, 2021 | $2,733 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1700928 | Solar / battery storage | Finaled | Iss. Jan 20, 2017 | $9,590 | 6.48kw Solar PV System, “Water conserving fixtures are required to be installed throughout this residence per SB 407 (No… |