162 River Run Cir
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61973, -121.49098
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 $447,000 ($393,000–$501,000).
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 (+$6,468 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 24, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3017 Brookstone Way (0.21 mi NW, 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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 03366
- Addresses on lot:
- 162 RIVER RUN CIR
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 06067C0176J, 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: $393,000 – $501,000 · 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
- Accessory dwelling unit at 3017 Brookstone Way (Entitled)0.21 mi NW
In "Entitled" for 2.5 yr (since May 24, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2770 Truxel Rd ADU (Entitled)0.44 mi SW
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 2619 Erin Dr (Issued)0.4 mi S
Active in "Issued" for 16 mo (first record Jul 22, 2025) with no new permit activity recorded in 12 mo.
- City Parks - Northgate Park New Restroom (In review)0.2 mi S
In "In review" for 13 mo (since Oct 1, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
Entity-resolved builders & contractors in ½ mile: Yancey (1 on parcel, 9 in ½ mi · Remodel / interior alteration); Jr Putman (3 on parcel, 3 in ½ mi · HVAC / heat pump); Drain Time (1 on parcel, 1 in ½ mi · Other); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Titus Builders (145 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621153 | Other | Finaled | Iss. Sep 24, 2026 | $12,000 | REPLACE 40 FEET OF WATER MAIN IN UPONOR PEX UNDER DIRT.CARBON MONOXIDE & SMOKE ALARMS REQUIRED. REFERENCE CRC SECTIONS R… |
| RES-2605940 | HVAC / heat pump | Finaled | Iss. Mar 25, 2026 | $7,687 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2605939 | Plumbing / water heater / sewer | Issued | Iss. Mar 25, 2026 | $3,996 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |
| RES-2214737 | Remodel / interior alteration | Finaled | Iss. Jul 13, 2022 | $14,000 | MASTER BATHROOM UPGRADE. REMOVE AND REPLACE, LIKE FOR LIKE, SHOWER WET AREA ONLY, NO STRUCTRUAL CHANGES Carbon monoxide… |