12 Sola Ct
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.68283, -121.53733
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 $614,000 ($540,000–$688,000).
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 (+$36,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 24, 2024).
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: New home at 5621 Tres Piezas Dr (0.32 mi SE, 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 (~$7,450/yr at $614,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$621/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:
- 6,500 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 12 SOLA CT
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 6,500 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: $540,000 – $688,000 · 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
Nearby Activity (½ mile radius, since November 2024)
159 active or recent development projects (159 housing units across completed, permitted, and pipeline stages) and 320 total building permits recorded within ½ mile.
- New construction118 permits (118 units)
- Adds housing (ADU)4 permits (4 units)
- Additions & renovations30 permits
- Building systems127 permits
- Repairs10 permits
- Other31 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5621 Tres Piezas Dr (In review)0.32 mi SE
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).
- Accessory dwelling unit at 5624 Tres Piezas Dr (In review)0.33 mi SE
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 3517 Miraleste Way (Issued)0.22 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 240 Shiplap Cir (Issued)0.26 mi S
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sac Pool Pros Service (1 on parcel, 1 in ½ mi · Pool / spa); Bay Area Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lennar Homes Of California (395 in ½ mi · New single-family home); 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-2423432 | Plumbing / water heater / sewer | Finaled | Iss. Oct 24, 2024 | $3,295 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2223839 | HVAC / heat pump | Finaled | Iss. Nov 9, 2022 | $20,819 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-1916813 | Solar / battery storage | Finaled | Iss. Sep 27, 2019 | $40,000 | 8.125kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breake… |
| RES-1907572 | Pool / spa | Finaled | Iss. Apr 29, 2019 | $64,000 | EXPEDITED - Install new gunite swimming pool 270 sf, spa 49 sf and 140' 2" poly gas line and additional 46' 3/4" cast ga… |