71 Anjou Cir
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66169, -121.54014
Executive Verdict · Public-Records Synthesis
Zoned R-2A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $559,000 ($492,000–$626,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$2,711 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 18, 2020).
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: NE Corner of Del Paso Road & El Centro Road (0.28 mi SE, 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 (~$6,823/yr at $559,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$569/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:
- 2,793 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 71 ANJOU CIR
Zoning & Land Use
R-2A-PUD — Multi-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-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), not a single-family residential 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: $492,000 – $626,000 · 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)0.28 mi SE
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).
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)0.33 mi S
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
- New home at 3400 Callison Dr (Finaled / completed)0.43 mi N
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 2 permits).
- Hyatt House Hotel (Finaled / completed)0.48 mi S
High-impact scale ($19,750,906 declared valuation across 15 permits).
Entity-resolved builders & contractors in ½ mile: Agc Contractor (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (115 in ½ mi · New single-family home); Connected Technology (13 in ½ mi · Remodel / interior alteration); Premier Pools (10 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2014635 | Remodel / interior alteration | Finaled | Iss. Sep 18, 2020 | $6,485 | EPC - Coverting A SECOND FLOOR LOFT AREA INTO (N) BEDROOM @ 120 SF; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRE… |
| RES-2013999 | Addition (adds square footage) | Void | App. Aug 7, 2020 | $14,549 | EPC - Coverting A SECOND FLOOR LOFT AREA INTO (N) BEDROOM @ 120 SF; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRE… |
| RES-1804691 | Plumbing / water heater / sewer | Finaled | Iss. Mar 13, 2018 | $7,393 | E-Permit: Water Service replacement or repair, 80 L.F. |