179 Cafaro Cir
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63947, -121.53588
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 $525,000 ($462,000–$588,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 5, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 (0.16 mi NE, 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 (~$6,435/yr at $525,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$536/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:
- 5,880 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 179 CAFARO CIR
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 5,880 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: $462,000 – $588,000 · 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)0.16 mi NE
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.
- New home at 116 Lily Bay Cir (Issued)0.39 mi NW
Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
- New home at 156 Lily Bay Cir (Issued)0.41 mi NW
Active in "Issued" for 8.9 yr (first record Jan 4, 2018) with no new permit activity recorded in 8.8 yr.
- Panattoni Development Estimate (Finaled / completed)0.49 mi E
High-impact scale ($14,442,649 declared valuation across 36 permits).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · HVAC / heat pump); Bay Area Underpinning (1 on parcel, 1 in ½ mi · General repair); Bmi (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); K Hovnanian Companies Of California (70 in ½ mi · New single-family home); Brooke Electric (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2419489 | HVAC / heat pump | Expired Permit | Iss. Sep 5, 2024 | $30,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2404058 | Plumbing / water heater / sewer | Finaled | Iss. Feb 26, 2024 | $9,000 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1806947 | General repair | Finaled | Iss. Apr 16, 2018 | $29,400 | EXPEDITED - UNDERPIN A PROTION OF THE FOUNDATION TO PARTIALLY RE-LEVEL THE FLOOR. Carbon monoxide & Smoke alarms require… |