3404 Rynders Way
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66440, -121.54048
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 $624,000 ($549,000–$699,000).
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 (+$42,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 21, 2022).
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: NE Corner of Del Paso Road & El Centro Road (0.45 mi S, 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 (~$7,564/yr at $624,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$630/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:
- 4,860 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 3404 RYNDERS WAY
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: $549,000 – $699,000 · 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
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.45 mi S
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- New home at 5200 Natalie Walk (Issued)0.35 mi NW
Active in "Issued" for 8 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.6 yr.
- New home at 189 Delta Bay Cir (Issued)0.47 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 185 Delta Bay Cir (Issued)0.47 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: DR Horton (1 on parcel, 158 in ½ mi · New single-family home); Patio Designers (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Lennar Homes Of California (26 in ½ mi · New single-family home); Connected Technology (14 in ½ mi · Remodel / interior alteration); Premier Pools (10 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2224702 | Addition (adds square footage) | Finaled | Iss. Nov 21, 2022 | $13,000 | Install 16x32 solid aluminum patio cover, including electrical for 3 ceiling fans, 6 lights and 2 outlets. Carbon monoxi… |
| RES-2217621 | Addition (adds square footage) | Expired Permit | Iss. Sep 16, 2022 | $17,078 | EPC - Construct a 495sqft attached patio cover. |
| RES-1808841 | New single-family home | Finaled | Iss. Jun 12, 2018 | $294,553 | PLAN 2235 A - 2 STORY 1ST FLOOR 995 SF 2ND FLOOR 1240 SF GARAGE 424 SF PATIO 64 SF [ install 4kw solar $13,280.] |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).