470 Alcantar Cir
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63070, -121.54205
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 $560,000 ($493,000–$627,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 28, 2026, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 3511 San Juan Rd (0.23 mi S, in review). 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 (~$6,834/yr at $560,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 13,599 sq ft (0.31 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 470 ALCANTAR 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 13,599 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: $493,000 – $627,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 68 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations12 permits
- Building systems53 permits
- Repairs1 permit
- Other1 permit
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3511 San Juan Rd (In review)0.23 mi S
In "In review" for 6 mo (since May 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "DETACHED ADU WITH ATTACHED GARAGE" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Budget Rooter (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Independent Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Ev Electric Residential (6 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (5 in ½ mi · Pool / spa); Premier Pools (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2610359 | Plumbing / water heater / sewer | Finaled | Iss. May 28, 2026 | $1,500 | HDB 26-017555: Permit to replace water heater for master bedroom. Water conserving fixtures are required to be installed… |
| RES-2524657 | Plumbing / water heater / sewer | Issued | Iss. Nov 25, 2025 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2208465 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 21, 2022 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |