4240 River Swan Ln
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64831, -121.53307
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 $537,000 ($473,000–$601,000).
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 (+$6,887 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Oct 1, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 4200 Duckhorn Drive - Fee Estimate (0.15 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 (~$6,572/yr at $537,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$548/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:
- 5,500 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 4240 RIVER SWAN LN
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: $473,000 – $601,000 · 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)0.15 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).
- Home2Suites at Duckhorn (Fee estimate)0.43 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).
- Fairfield by Marriott Hotel (Issued)0.38 mi NE
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
- Provence - BLDG 4 (Finaled / completed)0.41 mi NE
High-impact scale (6 housing units, $327,574 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Rose Remodeling (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Blue Mountain Construction Services (197 in ½ mi · New single-family home); K Hovnanian Companies Of California (84 in ½ mi · New single-family home); Brooke Electric (11 in ½ mi · Remodel / interior alteration); Ssw Construction (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2421510 | Remodel / interior alteration | Expired Permit | Iss. Oct 1, 2024 | $13,610 | Bathroom Remodel Permit: Replace 60"x30" tub to shower conversion, surrounding & valve. No electrical. Water conserving… |