5648 Da Vinci Way
Sacramento 95835 · Village 7 · City of Sacramento · Coordinates: 38.68179, -121.52780
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 $603,000 ($531,000–$675,000).
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 (+$21,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 4, 2022).
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: temp sales trailer (0.47 mi SW, entitled). 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 (~$7,324/yr at $603,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$610/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:
- 5,775 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 5648 DA VINCI WAY
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 5,775 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: $531,000 – $675,000 · 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
- temp sales trailer (Entitled)0.47 mi SW
In "Entitled" for 3.5 yr (since May 23, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (79 housing units, $95,954 declared valuation across 4 permits).
- New home at 407 Caravaggio Cir (Issued)0.24 mi SW
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 889 Greg Thatch Cir (Issued)0.45 mi SW
Active in "Issued" for 2.6 yr (first record Apr 15, 2024) with no new permit activity recorded in 2.5 yr.
- New home at 881 Greg Thatch Cir (Issued)0.46 mi SW
Active in "Issued" for 2.6 yr (first record Apr 15, 2024) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Cat Exteriors (1 on parcel, 1 in ½ mi · Addition (adds square footage)); American Technologies (1 on parcel, 1 in ½ mi · General repair); KB Home Sacramento (119 in ½ mi · New single-family home); DR Horton (47 in ½ mi · New single-family home); Tri Pointe Homes (44 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2222900 | Addition (adds square footage) | Finaled | Iss. Nov 4, 2022 | $11,000 | INSTALL INSULATED PATIO COVER 9X11 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WOR… |
| RES-1804718 | General repair | Expired Permit | Iss. Mar 14, 2018 | $5,152 | Replace 2 recessed can ceiling light in kitchen. Replace water damaged drywall in kitchen ceiling. Replace water damaged… |