4900 Duckhorn Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65483, -121.53905
Executive Verdict · Public-Records Synthesis
Zoned EC-65-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $616,000 ($542,000–$690,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 24, 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1925636): Pending in review for 6.9 yr (61.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: NE Corner of Del Paso Road & El Centro Road (0.24 mi N, 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 (~$7,472/yr at $616,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$623/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:
- 44,431 sq ft (1.02 ac)
- Assessor use:
- Residential · Hotel
- Tax rate area:
- 03325
- Addresses on lot:
- 4900 DUCKHORN DR
Zoning & Land Use
EC-65-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (commercial), not a single-family residential 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: $542,000 – $690,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.24 mi N
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.25 mi E
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
- Plan revision / deferred submittal (SUB-1925636) (Abandoned)On this parcel
Pending in review for 6.9 yr (61.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1900904) (Abandoned)On this parcel
Pending in review for 7.8 yr (69.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Siemens Industry (4 on parcel, 4 in ½ mi · Fire alarm / sprinkler); Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Carrier (1 on parcel, 1 in ½ mi · Commercial tenant improvement); K Hovnanian Companies Of California (302 in ½ mi · New single-family home); DR Horton Bay (28 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2610654 | Commercial tenant improvement | Plan Check Target | App. May 24, 2026 | $50,000 | EPC - install vent hoods and required electrical for warming kitchens |
| COM-2126157 | HVAC / heat pump | Finaled | Iss. Dec 13, 2021 | $22,500 | Change-out existing Split System - Ground-mount Condensing Unit CU#1 and Air Handler servicing Lounge Area - no ductwork… |
| COM-2112798 | Remodel / interior alteration | Finaled | Iss. Jul 27, 2021 | $48,000 | EPC - Remove & replace existing HVAC in Lobby with 8 ton Fujitsu. Remove & replace existing HVAC with 5 ton split syste… |
| COM-2000028 | Fire alarm / sprinkler | Finaled | Iss. Jan 16, 2020 | $15,000 | EPC Submittal - Remodel of Commercial Building - Emergency fire alarm panel replacement. Field devices are unaffected. O… |