91 Spinel Cir
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63603, -121.51147
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 $558,000 ($491,000–$625,000).
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 (+$13,338 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 1, 2025).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 3600 Airport Rd (0.19 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 (~$6,811/yr at $558,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$568/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:
- 8,620 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03314
- Addresses on lot:
- 91 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 8,620 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: $491,000 – $625,000 · 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
- New home at 3600 Airport Rd (Fee estimate)0.19 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)0.44 mi NE
High-impact scale (48 housing units, $7,215,629 declared valuation across 43 permits).
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Flores Precision Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (550 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 (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2524866 | Plumbing / water heater / sewer | Finaled | Iss. Dec 1, 2025 | $1,600 | Plumbing Permit: Installed Kind water softener in the back yard with copper piping to the water softener to the house. … |
| RES-2109153 | Solar / battery storage | Finaled | Iss. May 6, 2021 | $37,050 | 10.56kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main br… |