23 Alcanon Ct
Sacramento 95833 · Gateway West · City of Sacramento · Coordinates: 38.62426, -121.52661
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 $506,000 ($445,000–$567,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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
- ✓ Documented permitted upgrades (+$24,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 24, 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)
- ! Year 1 Prop 13 tax reset (~$6,218/yr at $506,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$518/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:
- 6,552 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 23 ALCANON 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 06067C0157J, 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: $445,000 – $567,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Deckx (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Reliable Residential Improvements (1 on parcel, 1 in ½ mi · Windows / doors / siding); Beazer Homes (280 in ½ mi · New single-family home); Bkb Construction (13 in ½ mi · Remodel / interior alteration); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519610 | Addition (adds square footage) | Finaled | Iss. Nov 24, 2025 | $32,705 | EPC - NEW DECK 12'x22' AND DEK DRY SYSTEM. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2519237 | Addition (adds square footage) | Void | App. Sep 11, 2025 | $32,705 | EPC - NEW DECK 12'x22' AND DEK DRY SYSTEM |
| RES-2516612 | Windows / doors / siding | Finaled | Iss. Aug 13, 2025 | $3,700 | Remove one 8 ft x 4 ft window; replace with one 8 ft x 8 ft new construction slider; cut down wall and use existing head… |