4101 Innovator Dr
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.64408, -121.51304
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $594,000 ($523,000–$665,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$64,350 contributory est.)
Public building records show issued construction/renovation work on this parcel (27 total permits, latest Feb 3, 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2102666): Issued after 5 mo (10.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arena Brownstone Living (0.19 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 (~$7,222/yr at $594,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$602/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:
- 552,341 sq ft (12.68 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03314
- Addresses on lot:
- 2025 W EL CAMINO AVE; 4101 INNOVATOR DR; 4101 INNOVATOR DR # 1001 # 1001
Zoning & Land Use
R-2B-R-PUD — Multi-Unit 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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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: $523,000 – $665,000 · 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
- Arena Brownstone Living (Entitled)0.19 mi W
In "Entitled" for 4 yr (since Oct 27, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (282 housing units across 0 permits).
- Entrada - Plan 6 (Entitled)0.27 mi S
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- Natomas II Apartments (Entitled)0.38 mi SW
In "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
- California Northstate University Medical Center (In review)0.41 mi NW
In "In review" for 4.5 yr (since Apr 29, 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 ($95,809,400 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Jad Constructon (7 on parcel, 7 in ½ mi · General repair); Central Glass (3 on parcel, 3 in ½ mi · Windows / doors / siding); Phe (1 on parcel, 2 in ½ mi · EV charger); Beazer Homes (347 in ½ mi · New single-family home); Signature Homes (130 in ½ mi · New single-family home).
Permit & Project History on This Parcel (27 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2602153 | Windows / doors / siding | Finaled | Iss. Feb 3, 2026 | $982 | Window Permit: Install a retrofit window in the mater bedroom, like for like in size and location. Meets Title 24 and … |
| COM-2518254 | Windows / doors / siding | Finaled | Iss. Aug 29, 2025 | $3,444 | "#202 INSTALL 1 RETROFIT PATIO DOOR IN LIVING ROOM LIKE FOR LIKE, SIZE AND LOCATION. MEETS TITLE 24 AND EGRESS." ALL WOR… |
| COM-2510887 | General repair | Finaled | Iss. Jun 23, 2025 | $50,000 | EPC - Landing and Balcony Repairs - BLD 7 UNIT 721 Balcony Repair UNIT 727 Balcony Repair. Deck finish, remove exist… |
| COM-2510886 | General repair | Finaled | Iss. Jun 23, 2025 | $50,000 | EPC - Landing Repairs - BLD 9 UNIT 927 Landing Repair UNIT 928 Landing Repair and Deck finish, remove existing concre… |