191 Bewicks Cir
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63246, -121.53263
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $586,000 ($516,000–$656,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$35,272 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 27, 2021).
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: 3360 - 3540 Duckhorn (0.5 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 (~$7,130/yr at $586,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$594/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:
- 10,787 sq ft (0.25 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 191 BEWICKS CIR
Zoning & Land Use
R-1-PUD — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 10,787 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $516,000 – $656,000 · 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
- 3360 - 3540 Duckhorn (Fee estimate)0.5 mi E
In "Fee estimate" for 9.3 yr (since Aug 10, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($35,429,290 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 15 in ½ mi · Remodel / interior alteration); Clark Wagaman Designs (1 on parcel, 6 in ½ mi · Addition (adds square footage)); Sage Pools (1 on parcel, 1 in ½ mi · Pool / spa); Premier Pools Sacramento (8 in ½ mi · Pool / spa); Premier Pools (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2108843 | HVAC / heat pump | Expired Permit | Iss. Apr 27, 2021 | $9,800 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2103035 | Pool / spa | Finaled | Iss. Mar 4, 2021 | $6,450 | Complete work under expired permit RES-1507070 for final inspections. Smoke & Carbon Monoxide Alarms required per CRC s… |
| RES-2023505 | Remodel / interior alteration | Finaled | Iss. Dec 28, 2020 | $650 | Ev charger, add new 50A circuit and run approx 5' 6AWG wire in 3/4" conduit with 10AWG ground to new NEMA 14-50 outlet f… |
| RES-2012733 | Addition (adds square footage) | Finaled | Iss. Jul 24, 2020 | $6,000 | construct 234-sqft pre-engineered / attached patio cover w/ ceiling fan Smoke & Carbon Monoxide Alarms required per CRC… |