2925 Candido Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61961, -121.51127
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 $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Nov 8, 2021, 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-2120502): Issued after 2 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: El Camino Apartments - ESTIMATE (0.4 mi S, 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 03123
- Addresses on lot:
- 2925 CANDIDO 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 5,663 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 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: $396,000 – $504,000 · 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
- El Camino Apartments - ESTIMATE (Fee estimate)0.4 mi S
In "Fee estimate" for 6 yr (since Oct 30, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $18,022,513 declared valuation across 1 permit).
- Windows / doors / siding (RES-2120502) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- New home at 1868 Volti Way (In review)0.44 mi NE
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). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Marriott Residence Inn (Finaled / completed)0.45 mi S
High-impact scale ($1,217,915 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Best Exteriors Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Fletchers Plumbing And Contracting (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gp Development (15 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (13 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2120502 | Windows / doors / siding | Expired Permit | Iss. Nov 8, 2021 | $10,995 | Installation of 8 windows and 2 sliders in retrofit installation - like for like sizes Carbon monoxide & Smoke alarm… |
| RES-1804632 | Plumbing / water heater / sewer | Finaled | Iss. Mar 13, 2018 | $1,978 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1617732 | Plumbing / water heater / sewer | Expired Permit | Iss. Nov 3, 2016 | $875 | AA: Gas Line replacement, repair, or new leg, 40 L.F. for relocation of PG&E meter |