46 Windcatcher Ct
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64549, -121.53375
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 $570,000 ($502,000–$638,000).
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 (+$14,875 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 29, 2025).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 51 Groth Cir (0.35 mi S, applied). 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 (~$6,948/yr at $570,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$579/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:
- 9,850 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 46 WINDCATCHER CT
Zoning & Land Use
R-1A-PUD — 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 06067C0045J, 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: $502,000 – $638,000 · 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
- Accessory dwelling unit at 51 Groth Cir (Applied)0.35 mi S
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.34 mi N
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Storage Warehouse Facility (Fee estimate)0.34 mi N
In "Fee estimate" for 4.3 yr (since Jul 11, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,000 declared valuation across 1 permit).
- Hine's Office (Finaled / completed)0.49 mi NE
High-impact scale ($2,082,245 declared valuation across 37 permits).
Entity-resolved builders & contractors in ½ mile: Vivint Solar Developer (3 on parcel, 3 in ½ mi · Solar / battery storage); Sunrun Installation Services (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Cronus Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); K Hovnanian Companies Of California (173 in ½ mi · New single-family home); Blue Mountain Construction Services (23 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2515783 | HVAC / heat pump | Expired Permit | Iss. Jul 29, 2025 | $10,959 | Change-out Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit shall… |
| RES-2423186 | Plan revision / deferred submittal | Complete | App. Oct 22, 2024 | $24,335 | REV TO RES-2418315 REV A3 to show POWER CONTROLLED SYSTEM (PCS) Was installed |
| RES-2418315 | Solar / battery storage | Finaled | Iss. Aug 21, 2024 | $24,335 | Solar PV Permit: 2.835kW PV (7) Panels, 10kW ESS (2) Powerwalls, Backup Gateway. Water conserving fixtures are required… |
| RES-1611499 | Plan revision / deferred submittal | Complete | App. Jul 21, 2016 | — | Revision to RES-1605561: One line diagram revised to show landing of Envoy, change of non-fused disconnect to fused, cha… |