21 Arches Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.65815, -121.50596
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 $562,000 ($495,000–$629,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through May 6, 2021, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Natomas Meadows, Villages 1 & 4 (0.49 mi SE, 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 (~$6,857/yr at $562,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$571/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:
- 4,250 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 21 ARCHES 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: $495,000 – $629,000 · 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
- Natomas Meadows, Villages 1 & 4 (Entitled)0.49 mi SE
In "Entitled" for 7.9 yr (since Dec 6, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (75 housing units across 0 permits).
- Extended Stay Hotel (Fee estimate)0.37 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).
- New home at 4443 Silver Cedar Ln (Issued)0.47 mi SE
Active in "Issued" for 8.4 yr (first record Jun 20, 2018) with no new permit activity recorded in 8.3 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $204,010 declared valuation across 1 permit).
- Woodspring Suites Hotel (In review)0.37 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).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 18 in ½ mi · Remodel / interior alteration); Lennar Homes Of California (141 in ½ mi · New single-family home); Woodside 05n (45 in ½ mi · New single-family home); DR Horton Bay (38 in ½ mi · New single-family home); DR Horton (36 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2109312 | Remodel / interior alteration | Finaled | Iss. May 6, 2021 | $585 | EV charger install: Add new 40 amp circuit and run approximately 8’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to … |