4000 Duckhorn Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.64185, -121.53091
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $184,000 ($162,000–$206,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jan 25, 2018, 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)
- ! Delayed or open permit activity on this parcel
Sign (SIG-1722093): Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Duckhorn Drive Apartments (0.4 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 (~$2,548/yr at $184,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$212/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:
- 368,518 sq ft (8.46 ac)
- Assessor use:
- Vacant · Site (Over 5ac)
- Tax rate area:
- 03124
- Addresses on lot:
- 4000 DUCKHORN DR
Zoning & Land Use
EC-50-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 1)
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: $162,000 – $206,000 · 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)0.4 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)0.16 mi SW
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)0.11 mi N
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 - Retail & Restaurant (Fee estimate)0.15 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 ($2,909,730 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Sign Technology (1 on parcel, 1 in ½ mi · Sign); Brooke Electric (11 in ½ mi · Remodel / interior alteration); Katerra Construction (10 in ½ mi · New multifamily / condos / mixed-use); Alston Construction (7 in ½ mi · Commercial tenant improvement); Premier Pools (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1722093 | Sign | Finaled | Iss. Jan 25, 2018 | $1,200 | Install (1) Detached / non-illuminated sub division directional sign |