1331 Tumbleweed Way
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.62850, -121.49136
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $500,000 ($440,000–$560,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 8, 2026, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.15 mi NE, fee estimate). 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 (~$6,150/yr at $500,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$513/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:
- 6,160 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03137
- Addresses on lot:
- 1331 TUMBLEWEED WAY
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,160 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 06067C0063J, 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: $440,000 – $560,000 · 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
- Twin River Workforce Housing (Fee estimate)0.15 mi NE
In "Fee estimate" for 15 mo (since Aug 25, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (115 housing units, $32,315,300 declared valuation across 1 permit).
- Accessory dwelling unit at 1273 Old W Dr (In review)0.17 mi N
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). habitable_sq_ft changed to "620" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Home Depot USA (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Pride In Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Comfortable HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sacramento Windows (1 on parcel, 1 in ½ mi · Windows / doors / siding); DR Horton (135 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611756 | HVAC / heat pump | Finaled | Iss. Jun 8, 2026 | $7,500 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-1801528 | Windows / doors / siding | Finaled | Iss. Jan 26, 2018 | $4,026 | Changing Out 8 windows and one patio door. Retro-fit installation. Carbon monoxide & Smoke alarms required. Reference CR… |
| RES-1723136 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 18, 2017 | $1,340 | 40 gal Water heater change out. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1722993 | Roof replacement | Finaled | Iss. Dec 14, 2017 | $14,400 | RE-ROOF: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0013… |