4938 Trouville Ln
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.65938, -121.54156
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 $556,000 ($489,000–$623,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 24, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: NE Corner of Del Paso Road & El Centro Road (0.22 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 (~$6,788/yr at $556,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$566/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:
- 2,811 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 4938 TROUVILLE LN
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: $489,000 – $623,000 · 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)0.22 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).
- 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)0.43 mi N
Active in "Issued" for 8.5 yr (first record May 8, 2018) with no new permit activity recorded in 8.4 yr.
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)0.16 mi S
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
Entity-resolved builders & contractors in ½ mile: California Dream Construction (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Reys Air Solution (1 on parcel, 1 in ½ mi · HVAC / heat pump); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); K Hovnanian Companies Of California (65 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2615891 | HVAC / heat pump | Finaled | Iss. Jul 24, 2026 | $9,365 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-2211490 | Remodel / interior alteration | Finaled | Iss. Jun 6, 2022 | $500 | Install Outlet for EV Charger. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-1804696 | Plumbing / water heater / sewer | Finaled | Iss. Mar 13, 2018 | $7,393 | AA: Water Service replacement or repair, 80 L.F. |
| RES-1803976 | Plumbing / water heater / sewer | Finaled | Iss. Mar 3, 2018 | $1,720 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |