154 River Run Cir
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61973, -121.49066
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 $458,000 ($403,000–$513,000).
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 (+$18,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 26, 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 (0.22 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 (~$5,671/yr at $458,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$473/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:
- 154 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: $403,000 – $513,000 · 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)0.22 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)0.46 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)0.19 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: Ilum Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lagos Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Good News Home Improvements (1 on parcel, 1 in ½ mi · Windows / doors / siding); Titus Builders (145 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613567 | Solar / battery storage | Finaled | Iss. Jun 26, 2026 | $45,888 | Reviewed by SolarApp+ 8.3kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2606500 | Plumbing / water heater / sewer | Issued | Iss. Apr 2, 2026 | $6,525 | Change-out installation of Gas - 040 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-2217844 | HVAC / heat pump | Finaled | Iss. Aug 23, 2022 | $15,870 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2215233 | Windows / doors / siding | Finaled | Iss. Jul 19, 2022 | $3,450 | C/O 8 WINDOWS AND 2 SLIDING DOORS, LIKE FOR LIKE, NO STRUCTRUAL CHANGES. Carbon monoxide & Smoke alarms required. Refer… |