1371 Old West Dr
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63073, -121.49215
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 $502,000 ($442,000–$562,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$4,953 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 21, 2022).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Fong Ranch Apartments - Version 2 (0.32 mi NW, 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 (~$6,173/yr at $502,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$514/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:
- 5,768 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03137
- Addresses on lot:
- 1371 OLD WEST DR
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 5,768 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: $442,000 – $562,000 · 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
- Fong Ranch Apartments - Version 2 (Fee estimate)0.32 mi NW
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (384 housing units, $91,000,000 declared valuation across 2 permits).
- Twin River Workforce Housing (Fee estimate)0.14 mi E
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)420 ft E
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.
- 1 Stampede Ct. Attached ADU (Entitled)360 ft S
In "Entitled" for 5.1 yr (since Sep 30, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Home Depot USA (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Professional Builders And Renovation (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Plumber Hero (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (383 in ½ mi · New single-family home); Clark Wagaman Designs (8 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2206022 | Windows / doors / siding | Expired Permit | Iss. Mar 21, 2022 | $8,690 | Change out 9 windows and 1 patio door like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC se… |
| RES-2121786 | Plumbing / water heater / sewer | Finaled | Iss. Oct 11, 2021 | $6,166 | AA: Sewer Service replacement or repair, Dig and Bury 3 L.F. Water Service replacement or repair, 3 L.F. |
| RES-2019362 | Remodel / interior alteration | Finaled | Iss. Oct 26, 2020 | $11,850 | Non-structural kitchen remodel to include cabinet / countertop replacement in same layout, replace plumbing / electrical… |
| RES-2016806 | Windows / doors / siding | Expired Permit | Iss. Sep 17, 2020 | $8,690 | Change out (9) Windows and (1) Patio door like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC… |