3780 Duckhorn Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63523, -121.52369
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $562,000 ($495,000–$629,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$36,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Dec 6, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Natomas III Apartments)
0.23 mi NE in "Finaled / completed" stage — High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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
Pool / spa (COM-2111827): Issued after 6 mo (37.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,857/yr at $562,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$571/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:
- 280,090 sq ft (6.43 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 3780 DUCKHORN DR; 3780 DUCKHORN DR APT 2087 APT 2087; 3780 DUCKHORN DR APT 2088 APT 2088
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: $495,000 – $629,000 · 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
- Pool / spa (COM-2111827) (Finaled)On this parcel
Issued after 6 mo (37.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- Natomas III Apartments (Finaled / completed)0.23 mi NE
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
Entity-resolved builders & contractors in ½ mile: Geremia Pools (1 on parcel, 1 in ½ mi · Pool / spa); Beazer Homes (495 in ½ mi · New single-family home); Sliman West (145 in ½ mi · New single-family home); Katerra Construction (29 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2111827 | Pool / spa | Finaled | Iss. Dec 6, 2021 | $302,600 | EPC - New in-ground gunite pool and spa - PLNG-INSP |