12 Sabre Ct
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.65700, -121.50461
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 (+$31,990 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 6, 2017).
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 (0.38 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:
- 12 SABRE CT
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)0.38 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)0.38 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)0.19 mi W
High-impact scale ($1,339,407 declared valuation across 8 permits).
Entity-resolved builders & contractors in ½ mile: C Freeman Development And Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Lennar Homes Of California (150 in ½ mi · New single-family home); Woodside 05n (105 in ½ mi · New single-family home); DR Horton (86 in ½ mi · New single-family home); Tri Pointe Homes (50 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1618506 | Addition (adds square footage) | Finaled | Iss. Jan 6, 2017 | $13,067 | Creating a second story 116 sf loft space within the existing home floor print. adding new electrical outlets. Carbo… |
| RES-1618500 | Remodel / interior alteration | Finaled | Iss. Nov 16, 2016 | $3,000 | EXPEDITED - adding a complete bathroom, |
| RES-1617531 | Addition (adds square footage) | Finaled | Iss. Oct 31, 2016 | $14,873 | EXPEDITED - Convert existing 225 square feet of garage to a bedroom. Add walls upstairs to create another 2nd floor bedr… |