31 Spinel Cir
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63739, -121.51102
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 $740,000 ($651,000–$829,000).
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 (+$190,889 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 13, 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
Accessory dwelling unit (new or conversion) (RES-2227333): Issued after 8 mo (2.5× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 3600 Airport Rd (0.29 mi SW, 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 (~$8,886/yr at $740,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/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:
- 9,568 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03314
- Addresses on lot:
- 27 SPINEL CIR; 29 SPINEL CIR; 31 SPINEL 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 9,568 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: $651,000 – $829,000 · 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 (new or conversion) (RES-2227333) (Finaled)On this parcel
Issued after 8 mo (2.5× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
- Accessory dwelling unit (new or conversion) (RES-2227319) (Finaled)On this parcel
Issued after 8 mo (2.5× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
- New home at 3600 Airport Rd (Fee estimate)0.29 mi SW
In "Fee estimate" for 19 mo (since Apr 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Natomas Fountains- BLDG C + Site (Finaled / completed)0.37 mi NE
High-impact scale (48 housing units, $7,215,629 declared valuation across 43 permits).
Entity-resolved builders & contractors in ½ mile: Titan Solar Power CA (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Beazer Homes (633 in ½ mi · New single-family home); Sliman West (207 in ½ mi · New single-family home); Signature Homes (130 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2405489 | Plan revision / deferred submittal | Complete | App. Mar 13, 2024 | — | EPC - REVISION TO RES-2227319 - Removed DC disconnect. Moved Inverter and AC Disconnect to Main house. Added AC Disconne… |
| RES-2404612 | Plan revision / deferred submittal | Void | App. Mar 4, 2024 | $26,160 | REV TO RES-2227319 Removed DC disconnect. Moved the Inverter and AC Disconnect to the Main house.Added AC Disconnect to … |
| RES-2227333 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Aug 17, 2023 | $6,800 | EPC - 2 shared plans add a 499 sq ft JR ADU to an existing home Shared plans reviewed under RES-2227319. Carbon… |
| RES-2227319 | Accessory dwelling unit (new or conversion) |