3606 Rio Pacifica Way
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63285, -121.48657
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $486,000 ($428,000–$544,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 21, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.25 mi SW, 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 (~$5,990/yr at $486,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$499/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03094
- Addresses on lot:
- 3606 RIO PACIFICA WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-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: $428,000 – $544,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Twin River Workforce Housing (Fee estimate)0.25 mi SW
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)0.26 mi SW
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: Bonney Plumbing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Master Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · Windows / doors / siding); High Performance Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); DR Horton (614 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2615554 | Roof replacement | Issued | Iss. Jul 21, 2026 | $26,845 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 19 squares of Lifetime Laminated Dimensional Composition. In-progre… |
| RES-2320569 | HVAC / heat pump | Expired Permit | Iss. Sep 27, 2023 | $8,039 | Change-out w/new ducts Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-2207872 | Windows / doors / siding | Finaled | Iss. Apr 13, 2022 | $12,646 | REPLACE (9) WINDOWS AND (2) PATIO DOORS LIKE FOR LIKE Carbon monoxide & Smoke alarms required. Reference CRC sections … |
| RES-1806241 | HVAC / heat pump | Finaled | Iss. Apr 5, 2018 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |