3455 Smilax Way
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63094, -121.48726
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 $518,000 ($456,000–$580,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$21,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 5, 2024).
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 (0.14 mi W, 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03094
- Addresses on lot:
- 3455 SMILAX WAY
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 5,663 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: $456,000 – $580,000 · 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
Nearby Activity (½ mile radius, since November 2024)
84 active or recent development projects (198 housing units across completed, permitted, and pipeline stages) and 451 total building permits recorded within ½ mile.
- New construction88 permits (201 units)
- Adds housing (ADU)5 permits (5 units)
- Additions & renovations52 permits
- Building systems268 permits
- Repairs14 permits
- Other24 permits
Developments Deserving Closer Investigation & Active Area Builders
- Twin River Workforce Housing (Fee estimate)0.14 mi W
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)0.19 mi W
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: California Custom Sunrooms And Patio Covers (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Roof Recovery (1 on parcel, 1 in ½ mi · Roof replacement); South Placer Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); DR Horton (511 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-2414520 | HVAC / heat pump | Expired Permit | Iss. Jul 5, 2024 | $16,761 | HVAC Permit: Full duct replacement, R-8 system, 7 supplies. Remove seal and blow R-8. The existing unit shall be remov… |
| RES-2216452 | Addition (adds square footage) | Finaled | Iss. Aug 5, 2022 | $9,800 | EPC - Construct New 228 SQ FT Pre-Engineered Patio Cover with Electrical, Fan. Carbon monoxide & Smoke alarms require… |
| RES-2216451 | Electrical / panel | Void | App. Aug 4, 2022 | $9,800 | Construct New 228 SQ FT Attached Pre-Engineered Aluminum Patio Cover on Existing Slab with Electrical, Fan. |
| RES-2020580 | Roof replacement | Finaled | Iss. Nov 5, 2020 | $15,970 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of Composite Class A. CRRC: 0676-0138 |
| RES-2012749 | HVAC / heat pump | Expired Permit | Iss. Jul 21, 2020 | $900 | No Duct Work Permitted. Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be p… |