16 Kingman Ct
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66302, -121.49910
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 $615,000 ($541,000–$689,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 22, 2022, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4853 Aucutt Way (0.4 mi E, issued). 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 (~$7,461/yr at $615,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$622/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:
- 13,502 sq ft (0.31 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 16 KINGMAN 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 13,502 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 06067C0061J, 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: $541,000 – $689,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Nearby Activity (½ mile radius, since November 2024)
90 active or recent development projects (81 housing units across completed, permitted, and pipeline stages) and 494 total building permits recorded within ½ mile.
- New construction94 permits (93 units)
- Additions & renovations53 permits
- Building systems299 permits
- Repairs4 permits
- Other44 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 4853 Aucutt Way (Issued)0.4 mi E
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 12 mo.
- New home at 205 Tuxedo Cir (Issued)0.42 mi E
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
- New home at 1453 Whitefish Way (Approved)0.38 mi E
In "Approved" for 5 mo (since Jun 8, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1449 Whitefish Way (Approved)0.39 mi E
In "Approved" for 5 mo (since Jun 8, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Aire Serv Of Sacramento (1 on parcel, 1 in ½ mi · HVAC / heat pump); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); TNHC Realty And Construction (86 in ½ mi · New single-family home); Connected Technology (19 in ½ mi · Remodel / interior alteration); DR Horton Bay (13 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2204023 | Plumbing / water heater / sewer | Expired Permit | Iss. Feb 22, 2022 | $4,416 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-1815697 | HVAC / heat pump | Finaled | Iss. Aug 15, 2018 | $9,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |