60 Ishi Cir
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62608, -121.49460
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $432,000 ($380,000–$484,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit 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 May 5, 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)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (RES-2609012): Pending in review for 6 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: ParkeBridge Castile Village 3 and Lot K (0.45 mi N, 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 3,485 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 60 ISHI CIR
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $380,000 – $484,000 · 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
- ParkeBridge Castile Village 3 and Lot K (Entitled)0.45 mi N
In "Entitled" for 7.2 yr (since Aug 27, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (112 housing units across 0 permits).
- Windows / doors / siding (RES-2609012) (Ready-to-Issue)On this parcel
Pending in review for 6 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- Twin River Workforce Housing (Fee estimate)0.39 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).
- 1360 Chuckwagon Drive ADU (Entitled)0.25 mi NE
In "Entitled" for 5.2 yr (since Sep 17, 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: ARS American Residential Services Of California (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Northwest Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); James Smith Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); California Energy And Air Quality Services (1 on parcel, 1 in ½ mi · Windows / doors / siding); Yancey (8 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-2609012 | Windows / doors / siding | Ready-to-Issue | App. May 5, 2026 | $4,100 | Siding Permit: Replace approximately 12 sheets = 384 square feet of siding, related trim, and dry rot repair. Prime an… |
| RES-2516607 | Windows / doors / siding | Expired Permit | Iss. Aug 18, 2025 | $11,600 | Siding Permit: Replacing existing plywood siding with 550 square feet of gray vinyl siding. Carbon monoxide & Smoke al… |
| RES-1814703 | Plumbing / water heater / sewer | Withdrawn | Iss. Aug 1, 2018 | $3,418 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1803878 | Plumbing / water heater / sewer | Withdrawn | Iss. Mar 1, 2018 | $3,418 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |