1949 Oak Bluff Way
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62033, -121.50351
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 $475,000 ($418,000–$532,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,064 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 5, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 2770 Truxel Rd ADU (0.41 mi SE, entitled). 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 (~$5,865/yr at $475,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$489/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 1949 OAK BLUFF 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 7,841 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 06067C0157J, 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: $418,000 – $532,000 · 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
- 2770 Truxel Rd ADU (Entitled)0.41 mi SE
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- SFR to DUPLEX (Issued)0.38 mi S
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- New home at 1868 Volti Way (In review)0.2 mi N
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).
- leasing office (Finaled / completed)0.47 mi S
High-impact scale ($785,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Vivint Solar Developer (1 on parcel, 1 in ½ mi · Solar / battery storage); Citywide Roofing (1 on parcel, 1 in ½ mi · Solar / battery storage); Silverline Home Remodeling (1 on parcel, 1 in ½ mi · Electrical / panel); Rose Remodeling (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621642 | Electrical / panel | Issued | Iss. Oct 5, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. |
| RES-2618461 | Solar / battery storage | Issued | Iss. Aug 21, 2026 | $7,000 | RE-WIRING ENTIRE HOUSE + EXISTING MAIN PANEL UPGRADE TO 200 AMP TO SUPPORT BATTERY. OVERHEAD SERVICE. CARBON MONOXIDE & … |
| RES-2326824 | Plumbing / water heater / sewer | Finaled | Iss. Dec 18, 2023 | $4,943 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2320403 | HVAC / heat pump | Finaled | Iss. Sep 25, 2023 | $5,330 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |