2954 Portage Way
Sacramento 95835 · Village 7 · City of Sacramento · Coordinates: 38.67316, -121.52630
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $563,000 ($495,000–$631,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,465 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 6, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 0 N Park Dr (0.43 mi S, 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 (~$6,868/yr at $563,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$572/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:
- 3,335 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 2954 PORTAGE WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $495,000 – $631,000 · 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
- New home at 0 N Park Dr (Fee estimate)0.43 mi S
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 407 Caravaggio Cir (Issued)0.47 mi NW
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.42 mi N
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Nuvo BLDG 76 (4-Plex B) (Finaled / completed)0.5 mi W
High-impact scale (4 housing units, $872,618 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 672 in ½ mi · New single-family home); Ak Electric (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Connected Technology (36 in ½ mi · Remodel / interior alteration); Ev Electric Residential (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608548 | Remodel / interior alteration | Finaled | Iss. May 6, 2026 | $700 | EPC - install 40Amp EV circuit for NEMA 14-50 outlet. Water conserving fixtures are required to be installed throughout … |
| RES-2001358 | Solar / battery storage | Finaled | Iss. Jan 28, 2020 | $9,000 | 3.15kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1921799 | New single-family home | Finaled | Iss. Jan 7, 2020 | $231,472 | Plan 1720 A Lot 91. New 2 story , 3 bedroom single family residence . 1st floor 751; 2nd floor 970; garage 416; porch 79… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2020).