3317 Hornsea Way
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65013, -121.53341
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 $542,000 ($477,000–$607,000).
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 (+$8,166 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 14, 2026).
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: 4200 Duckhorn Drive - Fee Estimate (0.11 mi E, 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 (~$6,629/yr at $542,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$552/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:
- 5,942 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 3317 HORNSEA 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: $477,000 – $607,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.11 mi E
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.31 mi N
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).
- Fairfield by Marriott Hotel (Issued)0.28 mi NE
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
- Provence - BLDG 4 (Finaled / completed)0.35 mi NE
High-impact scale (6 housing units, $327,574 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Ak Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Coaches HVAC Extraordinair (1 on parcel, 1 in ½ mi · HVAC / heat pump); Blue Mountain Construction Services (197 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-2614840 | HVAC / heat pump | Issued | Iss. Jul 14, 2026 | $15,000 | HVAC Permit: Remove and replace 2 gas/electric split systems. 1=3 tons. 1=4 tons. Install 2 all electric heat pump sys… |
| RES-2104187 | HVAC / heat pump | Finaled | Iss. Feb 26, 2021 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2003654 | Solar / battery storage | Finaled | Iss. Mar 3, 2020 | $23,876 | 7.44kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1616664 | Solar / battery storage | Withdrawn | Iss. Oct 18, 2016 | $11,928 | Install 8.06kw Roof Top Solar PV System, “Water conserving fixtures are required to be installed throughout this residen… |