2606 Aspen Valley Ln
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.67933, -121.52091
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 $619,000 ($545,000–$693,000).
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 (+$17,739 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 17, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Mystique Condos: 12-plex (0.38 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 (~$7,507/yr at $619,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$626/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:
- 11,428 sq ft (0.26 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 2606 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 11,428 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: $545,000 – $693,000 · 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
- Mystique Condos: 12-plex (Fee estimate)0.38 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).
- Mystique - Condominium Modifications (Entitled)0.41 mi W
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (57 housing units across 0 permits).
- New home at 130 Picasso Cir (Issued)0.43 mi SW
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)0.44 mi SW
Active in "Issued" for 7.7 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.6 yr.
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Sac Town Electric (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Valley Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Water Heater Experts (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (33 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-2526824 | Solar / battery storage | Finaled | Iss. Dec 17, 2025 | $46,650 | Reviewed by SolarApp+ 6.7kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2521053 | Solar / battery storage | Withdrawn | App. Oct 6, 2025 | $46,650 | 6.7kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater installed null). All suppl… |
| RES-2518344 | HVAC / heat pump | Finaled | Iss. Sep 3, 2025 | $3,387 | Change-out installation of Gas - 075 gallon to Electric Heat Pump 80 gallons +, located inside building, screening not r… |
| RES-2514305 | Electrical / panel | Finaled | Iss. Jul 8, 2025 | $2,450 | E-Permit: existing panel 200 Amps - Underground service, adding 2 outlets (240V), adding 100 Amps subpanel. |