27 Hornbill Ct
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64774, -121.53718
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $607,000 ($534,000–$680,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$56,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jun 10, 2024).
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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (RES-2216412): Issued after 8 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 4200 Duckhorn Drive - Fee Estimate (0.35 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 (~$7,370/yr at $607,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$614/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:
- 8,883 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 27 HORNBILL CT
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 8,883 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $534,000 – $680,000 · 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
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.35 mi NE
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)0.35 mi NE
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).
- Home2Suites at Duckhorn (Fee estimate)0.49 mi N
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
- Plumbing / water heater / sewer (RES-2216412) (Finaled)On this parcel
Issued after 8 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Entity-resolved builders & contractors in ½ mile: Romeros Landscape (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Dave Gross Enterprises (1 on parcel, 1 in ½ mi · Pool / spa); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · HVAC / heat pump); Aztec Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Sierra View Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412728 | Plumbing / water heater / sewer | Finaled | Iss. Jun 10, 2024 | $2,300 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2409945 | Plan revision / deferred submittal | Complete | App. May 7, 2024 | — | EPC - REVISION TO RES-2216410 Revision of rafters in overhead structure. 2x12 Douglas Fir rafters replaced with C5x9 cha… |
| RES-2402943 | HVAC / heat pump | Finaled | Iss. Feb 8, 2024 | $21,186 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2317621 | Plan revision / deferred submittal | Complete | App. Aug 18, 2023 | — | EPC - REVISION TO RES-2314098: Relocate Heater to Equipment Pad (Gas Plumbing at Equipment Pad). |