18 Hoy Lake Ct
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61617, -121.49574
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $471,000 ($414,000–$528,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$18,658 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 2770 Truxel Rd ADU (0.11 mi W, 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 (~$5,819/yr at $471,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 18 HOY LAKE CT
Zoning & Land Use
R-1A-PUD — 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 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: $414,000 – $528,000 · 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
- 2770 Truxel Rd ADU (Entitled)0.11 mi W
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 3017 Brookstone Way (Entitled)0.38 mi N
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).
- SFR to DUPLEX (Issued)0.34 mi W
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- Accessory dwelling unit at 2619 Erin Dr (Issued)0.39 mi E
Active in "Issued" for 16 mo (first record Jul 22, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Titus Builders (145 in ½ mi · Remodel / interior alteration); Adkar (41 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606010 | Plumbing / water heater / sewer | Finaled | Iss. Mar 26, 2026 | $2,450 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2419137 | Remodel / interior alteration | Finaled | Iss. Sep 3, 2024 | $36,873 | Kitchen: Remove & replace countertops, sink, faucet, & disposal. Install 6 LED recessed lights, AFCI protected, dimmer … |
| RES-2215786 | HVAC / heat pump | Finaled | Iss. Jul 26, 2022 | $16,265 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |