3801 Duckhorn Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63919, -121.52830
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $526,000 ($463,000–$589,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 21, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Duckhorn Drive Apartments (0.17 mi SE, 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 (~$6,446/yr at $526,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$537/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:
- 452,153 sq ft (10.38 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 3801 DUCKHORN DR; 3801 DUCKHORN DR # 1011 # 1011; 3801 DUCKHORN DR # 1012 # 1012
Zoning & Land Use
R-3-PUD — Multi-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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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: $463,000 – $589,000 · 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
- Duckhorn Drive Apartments (Entitled)0.17 mi SE
In "Entitled" for 8.1 yr (since Sep 28, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (368 housing units across 0 permits).
- Accessory dwelling unit at 51 Groth Cir (Applied)0.28 mi W
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- Gateway West - Gas Station/QSR Drive-Thru (Fee estimate)0.34 mi NW
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,380,708 declared valuation across 1 permit).
- Gateway West - Hotel (Fee estimate)0.35 mi N
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($10,845,450 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Roof Guys (1 on parcel, 1 in ½ mi · Roof replacement); Beazer Homes (63 in ½ mi · New single-family home); Katerra Construction (29 in ½ mi · New multifamily / condos / mixed-use); Brooke Electric (11 in ½ mi · Remodel / interior alteration); The Spanos (8 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2305598 | Roof replacement | Finaled | Iss. Mar 21, 2023 | $1,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 1 squares of Concrete Tile. CRRC: 0918-0017 |
| COM-1809465 | Repair tied to a housing/code case | Finaled | Iss. May 18, 2018 | $12,700 | HSG Case 17-028128: BLDG 10 Unit 1021 Water & Dry Rot Repairs: Disintegrated floor decking in Unit 1021 kitchen/ di… |
| RES-1800313 | Roof replacement | Expired Application | App. Jan 5, 2018 | $2,950 | 17-028128 BUILDING 11 REPLACE APPROX 1 SQUARE OF ROOFING AT BREEZEWAY, REPLACE AIR HANDLER FOR UNIT 1128 |
| COM-1800315 | Roof replacement | Finaled | Iss. Jan 5, 2018 | $2,950 | 17-028128 BUILDING 11 REPLACE APPROX 1 SQUARE OF ROOFING AT BREEZEWAY, REPLACE AIR HANDLER FOR UNIT 1128 |