3900 Duckhorn Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63949, -121.52609
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $728,000 ($641,000–$815,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$202,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Dec 16, 2025).
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
Addition (adds square footage) (COM-2225812): Issued after 14 mo (10.3× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Duckhorn Drive Apartments (0.13 mi S, 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 (~$8,749/yr at $728,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$729/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:
- 183,387 sq ft (4.21 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03325
- Addresses on lot:
- 3900 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: $641,000 – $815,000 · 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)0.13 mi S
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).
- Natomas II Apartments (Entitled)0.39 mi NE
In "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
- Accessory dwelling unit at 51 Groth Cir (Applied)0.39 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.
- Addition (adds square footage) (COM-2225812) (Certificate of Occupancy)On this parcel
Issued after 14 mo (10.3× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Akal Buildtech (12 on parcel, 12 in ½ mi · Plan revision / deferred submittal); Rampart Enterprises (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Pacific Neon (2 on parcel, 2 in ½ mi · Sign); West Coast Fire Protection (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Jacob Mr And (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (26 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2526664 | Plan revision / deferred submittal | Complete | App. Dec 16, 2025 | — | EPC - Revision to COM-2225812. Owner requested changes to electrical to add and relocate receptacles. Omission of some e… |
| COM-2519048 | Plan revision / deferred submittal | Complete | App. Sep 10, 2025 | — | EPC - Revision to (COM-2225812) clarify areas that are not accessible due to 11b-206.2.8 exception 2. Work areas in the … |
| COM-2514802 | Commercial tenant improvement | Finaled | Iss. Aug 25, 2025 | $52,000 | EPC - INSTALLATION OF WAREHOUSE RACKING IN (2) ROOMS. |
| COM-2510693 | Plan revision / deferred submittal |