3198 Doroteo Way
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62497, -121.51132
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 $492,000 ($433,000–$551,000).
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 (+$32,926 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 9, 2023).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 1868 Volti Way (0.39 mi E, in review). 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 (~$6,059/yr at $492,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$505/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 3198 DOROTEO WAY
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 7,405 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: $433,000 – $551,000 · 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
- New home at 1868 Volti Way (In review)0.39 mi E
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.
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (2 on parcel, 6 in ½ mi · Remodel / interior alteration); Jeff Gunnell Construction (9 in ½ mi · Commercial tenant improvement); Rose Remodeling (6 in ½ mi · Remodel / interior alteration); Twb Renovations (4 in ½ mi · Remodel / interior alteration); Premier Pools (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2311829 | Remodel / interior alteration | Finaled | Iss. Jun 9, 2023 | $68,028 | Remove and replace counter tops, cabinets, sink, faucet and disposal. Convert gas range to electric. Use existing circui… |
| RES-2311814 | Remodel / interior alteration | Void | App. Jun 9, 2023 | $68,038 | Kitchen remodel. Remove and replace cabinets, counter tops, sink, faucet. Converse gas range to electric. Use existing c… |