1669 Vallarta Cir
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.62954, -121.49965
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 $491,000 ($432,000–$550,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A 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
- ✓ Documented permitted upgrades (+$8,679 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 19, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Fong Ranch Apartments - Version 2 (0.39 mi NE, 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 (~$6,047/yr at $491,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$504/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 1669 VALLARTA CIR
Zoning & Land Use
R-1A — 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: $432,000 – $550,000 · 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
- Fong Ranch Apartments - Version 2 (Fee estimate)0.39 mi NE
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (384 housing units, $91,000,000 declared valuation across 2 permits).
- ParkeBridge Castile Village 3 and Lot K (Entitled)0.4 mi NE
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).
- Accessory dwelling unit at 1273 Old W Dr (In review)0.49 mi E
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.
- 1 Stampede Ct. Attached ADU (Entitled)0.38 mi E
In "Entitled" for 5.1 yr (since Sep 30, 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: Gsp Electric (3 on parcel, 3 in ½ mi · Electrical / panel); Hua Electrical (1 on parcel, 1 in ½ mi · Roof replacement); Saccone Construction (8 in ½ mi · New commercial / non-residential building); Icon General Contractors (7 in ½ mi · Commercial tenant improvement); Twb Renovations (5 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-2314753 | Remodel / interior alteration | Finaled | Iss. Jul 19, 2023 | $500 | Repair for PV Solar under RES-2103338. 1) Flip flop the locations of the PV meter socket and AC Disconnect. 2) Correct t… |
| RES-2314420 | Electrical / panel | Finaled | Iss. Jul 13, 2023 | $1,705 | AA: existing panel 150 Amps - Underground service, new main panel 150 Amps, N/A weather head/masthead work, main breaker… |
| RES-2205291 | Electrical / panel | Expired Permit | Iss. Mar 10, 2022 | $1,705 | E-Permit: existing panel 150 Amps - Underground service, new main panel 150 Amps, N/A weather head/masthead work, main b… |
| RES-2119546 | Roof replacement | Finaled | Iss. Sep 10, 2021 | $3,500 | Roof repair - 2-SQ. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. |