4100 Duckhorn Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64519, -121.52977
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $534,000 ($470,000–$598,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $534,000
Estimated range $470,000–$598,000 derived from zip zhvi + neighborhood acs + permit model and 518,799 sq ft lot geometry.
Source: 70% ZIP 95834 Zillow ZHVI ($515,690, September 2026) + 30% Sundance Lake ACS median ($575,982) (Data provided by Zillow)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 51 Groth Cir (0.38 mi SW, applied). 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 (~$6,538/yr at $534,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$545/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:
- 518,799 sq ft (11.91 ac)
- Assessor use:
- Church / Welfare · Private School · Non-Exempt
- Tax rate area:
- 03124
- Addresses on lot:
- 4100 DUCKHORN DR
Zoning & Land Use
EC-50-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
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: $470,000 – $598,000 · 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
- Accessory dwelling unit at 51 Groth Cir (Applied)0.38 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.
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.35 mi N
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Storage Warehouse Facility (Fee estimate)0.35 mi N
In "Fee estimate" for 4.3 yr (since Jul 11, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,000 declared valuation across 1 permit).
- Medley Apts (Finaled / completed)0.46 mi E
High-impact scale (20 housing units, $2,574,478 declared valuation across 54 permits).
Entity-resolved builders & contractors in ½ mile: Blue Mountain Construction Services (144 in ½ mi · New single-family home); Brooke Electric (11 in ½ mi · Remodel / interior alteration); Alston Construction (7 in ½ mi · Commercial tenant improvement); Premier Pools (7 in ½ mi · Pool / spa); The Whiting Turner Contracting (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (0 permits, 0 grouped projects)
No building permits recorded on this parcel in our dataset.