3238 Rancho Silva Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62616, -121.49018
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 $473,000 ($416,000–$530,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 22, 2024, 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 (0.28 mi N, 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 (~$5,842/yr at $473,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$487/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 3238 RANCHO SILVA 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 10,890 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: $416,000 – $530,000 · 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
- Twin River Workforce Housing (Fee estimate)0.28 mi N
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)0.32 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: Chriswell Home Improvements (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Work Force Unlimited (1 on parcel, 1 in ½ mi · Roof replacement); Nor Cal Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); DR Horton (87 in ½ mi · New single-family home); Yancey (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2418703 | Windows / doors / siding | Finaled | Iss. Aug 22, 2024 | $1,353 | swap out like for like patio door Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2310802 | Plumbing / water heater / sewer | Finaled | Iss. May 30, 2023 | $18,416 | REPLACING ACRYLIC WALLS BETHTUB SHOWERHEAD W VALVE VANITY AND TOILET.Carbon monoxide & Smoke alarms required. Reference … |
| RES-2303776 | HVAC / heat pump | Finaled | Iss. Feb 26, 2023 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2018842 | Roof replacement | Finaled | Iss. Oct 13, 2020 | $13,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of Lifetime Laminated Dimensional Composition. CRRC: 0890… |