220 Aviator Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.65910, -121.50428
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 $598,000 ($526,000–$670,000).
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 (+$31,538 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 15, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Extended Stay Hotel (0.48 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 (~$7,267/yr at $598,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$606/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:
- 4,675 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 220 AVIATOR CIR
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: $526,000 – $670,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Extended Stay Hotel (Fee estimate)0.48 mi SW
In "Fee estimate" for 4.1 yr (since Oct 25, 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 ($15,000,000 declared valuation across 1 permit).
- Woodspring Suites Hotel (In review)0.48 mi SW
In "In review" for 12 mo (since Oct 30, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($11,329,083 declared valuation across 2 permits).
- Autozone and Site Work (Finaled / completed)0.26 mi SW
High-impact scale ($1,339,407 declared valuation across 8 permits).
Entity-resolved builders & contractors in ½ mile: ARS American Residential Services Of California (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Cobex Air (2 on parcel, 2 in ½ mi · Electrical / panel); Amazza Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cobex Construction Group (1 on parcel, 1 in ½ mi · Roof replacement); Lennar Homes Of California (128 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609679 | Remodel / interior alteration | Finaled | Iss. May 15, 2026 | $41,500 | Kitchen Remodel Permit: Relocation of kitchen sink in new island. Relocation of range, addition of double ovens. New ca… |
| RES-2513069 | Remodel / interior alteration | Finaled | Iss. Jul 1, 2025 | $16,501 | EPC - Install 1ea. GENERAC GENERATOR "G007224-10"(14KW), 120/240V, 1 PH) and 1ea. GENERAC 200A AUTOMATIC TRANSFER SWIT… |
| RES-2511976 | Electrical / panel | Expired Permit | Iss. Jun 10, 2025 | $16,500 | E-Permit: existing panel 200 Amps - Underground service, N/A weather head/masthead work, adding 100 Amps subpanel. |
| RES-2509759 | Roof replacement | Finaled | Iss. May 13, 2025 | $15,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 27 squares of Concrete Tile. CRRC: 0918-0017 |