121 Allaire Cir
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.68298, -121.53307
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 $588,000 ($517,000–$659,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 19, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5624 Tres Piezas Dr (0.3 mi S, in review). 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 (~$7,153/yr at $588,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$596/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:
- 7,000 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 121 ALLAIRE CIR
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 7,000 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 – $659,000 · 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 5624 Tres Piezas Dr (In review)0.3 mi S
In "In review" for 5 mo (since Jun 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5621 Tres Piezas Dr (In review)0.31 mi S
In "In review" for 4 mo (since Jul 14, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 256 Shiplap Cir (Issued)0.29 mi SW
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 248 Shiplap Cir (Issued)0.3 mi SW
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sunpower (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Huft Heating And Air Conditioning (1 on parcel, 2 in ½ mi · HVAC / heat pump); Muradu Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Comfort Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Tri Pointe Homes (72 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-2524241 | HVAC / heat pump | Finaled | Iss. Nov 19, 2025 | $6,230 | Change-out installation of Gas - 075 gallon to Electric Heat Pump 80 gallons +, located inside building, screening not r… |
| RES-2424240 | Windows / doors / siding | Expired Permit | Iss. Nov 4, 2024 | $23,000 | REPLACE 26 WINDOWS AND 2 SLIDINFG DOORS, LIKE FOR LIKE.Carbon monoxide & Smoke alarms required. Reference CRC sections R… |
| RES-2202176 | Solar / battery storage | Finaled | Iss. Feb 1, 2022 | $17,000 | 8.50kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-1923317 | HVAC / heat pump | Finaled | Iss. Dec 2, 2019 | $17,390 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |