16 Naponee Ct
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66569, -121.52880
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 $543,000 ($478,000–$608,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 21, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 0 N Park Dr (0.18 mi NE, 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 4,753 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 16 NAPONEE 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 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: $478,000 – $608,000 · 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
- New home at 0 N Park Dr (Fee estimate)0.18 mi NE
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5359 Kankakee Dr (Issued)0.45 mi N
Active in "Issued" for 7.4 yr (first record Jul 5, 2019) with no new permit activity recorded in 7.3 yr.
- Phase 1 - Homecoming Bldg. 100 (NE Corner) & Site work (Finaled / completed)0.46 mi S
High-impact scale (20 housing units, $3,086,363 declared valuation across 15 permits).
Entity-resolved builders & contractors in ½ mile: Ample Electric (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · HVAC / heat pump); Water Heaters Only (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); KB Home Sacramento (489 in ½ mi · New single-family home); Connected Technology (18 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-2607843 | HVAC / heat pump | Finaled | Iss. Apr 21, 2026 | $26,746 | Install new cut in split heat pump hvac system in the attic. Like for like. No Duct Work Permitted. Change-out Split Sys… |
| RES-2500996 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 21, 2025 | $2,704 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2410899 | Remodel / interior alteration | Finaled | Iss. May 21, 2024 | $800 | EV Charger Installation All supply side connections, main breaker change-out, and/or panel upgrade will require a second… |