2028 San Juan Rd
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62602, -121.50734
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $580,000 ($510,000–$650,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$128,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Oct 12, 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
Remodel / interior alteration (COM-2527391): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 1868 Volti Way (0.25 mi SE, in review). 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 (~$7,062/yr at $580,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$589/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:
- 679,536 sq ft (15.60 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 1928 SAN JUAN RD; 1954 SAN JUAN RD; 1954 SAN JUAN RD # 10 # 10
Zoning & Land Use
R-2B — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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: $510,000 – $650,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (COM-2527391) (Issued)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New home at 1868 Volti Way (In review)0.25 mi SE
In "In review" for 4 mo (since Jul 27, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Graves 7 (3 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Airflo Energy Solutions (3 on parcel, 3 in ½ mi · HVAC / heat pump); F And T Investments (2 on parcel, 2 in ½ mi · HVAC / heat pump); All Seasons North Roofing And Waterproofing Nompany (1 on parcel, 1 in ½ mi · Roof replacement); Comfortable HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (15 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620978 | HVAC / heat pump | Issued | Iss. Oct 12, 2026 | $17,700 | Like for like fire damage repair to 649sq' apartment - Interior finishes in affected area - Replace wiring as needed to … |
| COM-2617652 | HVAC / heat pump | Issued | Iss. Aug 18, 2026 | $7,000 | LIKE FOR LIKE CHANGE OUT HVAC 1.5 TON HEAT PUMP AND STUD MOUNT. The existing unit shall be removed. The new unit shall b… |
| COM-2613552 | HVAC / heat pump | Issued | Iss. Jul 1, 2026 | $7,000 | LIKE FOR LIKE HVAC CHANGE OUT OF 1.5T HEAT PUMP AND STUD MOUNT. NO DUCT WORK PERMITTED. THE EXISTING UNIT SHALL BE REMOV… |
| RES-2610816 | Plan revision / deferred submittal | Void | App. May 27, 2026 | — | A2.2 - Revised fireplace callouts to be replaced S4.1 - Revised detail 7/S4.1 to match trusses in truss calcs E2.1 - R… |