391 Anjou Cir
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.65924, -121.54046
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 $596,000 ($524,000–$668,000).
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 (+$22,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 1, 2023).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: NE Corner of Del Paso Road & El Centro Road (0.16 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 (~$7,244/yr at $596,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$604/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:
- 4,093 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 391 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: $524,000 – $668,000 · 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)0.16 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).
- Home2Suites at Duckhorn (Fee estimate)0.46 mi SE
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
- New home at 3400 Rynders Way (Issued)0.35 mi N
Active in "Issued" for 8.5 yr (first record May 14, 2018) with no new permit activity recorded in 8.4 yr.
- New home at 3448 Rynders Way (Issued)0.44 mi N
Active in "Issued" for 8.5 yr (first record May 8, 2018) with no new permit activity recorded in 8.4 yr.
Entity-resolved builders & contractors in ½ mile: Premier Patio Covers (2 on parcel, 4 in ½ mi · Addition (adds square footage)); Jr Putman (2 on parcel, 2 in ½ mi · HVAC / heat pump); K Hovnanian Companies Of California (42 in ½ mi · New single-family home); DR Horton (41 in ½ mi · New single-family home); Connected Technology (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2301452 | Addition (adds square footage) | Expired Permit | Iss. Feb 1, 2023 | $3,613 | NEW ALUMINUM PATIO COVER 144 SQFT 9'X16' WITH ELECTRICAL ATTACHED TO WALL AND SALB.Carbon monoxide & Smoke alarms requ… |
| RES-2301442 | Addition (adds square footage) | Void | App. Jan 25, 2023 | $3,613 | NEW ALUMINUM PATIO COVER 144 SQFT 9'X16' WITH ELECTRICAL ATTCHED TO WALL AND SLAB. Carbon monoxide & Smoke alarms requir… |
| RES-1901123 | HVAC / heat pump | Finaled | Iss. Jan 21, 2019 | $15,971 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1819999 | Plumbing / water heater / sewer | Finaled | Iss. Oct 12, 2018 | $4,884 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |