4794 Duckhorn Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65508, -121.53659
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $416,000 ($366,000–$466,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Oct 15, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Home2Suites at Duckhorn (0.12 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 (~$5,192/yr at $416,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$433/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:
- —
- Assessor use:
- Office · Office (General) · Condominium
- Tax rate area:
- 03325
- Addresses on lot:
- 4794 DUCKHORN DR; 4794 DUCKHORN DR # 108 # 108
Zoning & Land Use
EC-40-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
This is a condominium unit: an ADU here would be a building-wide project that needs the association.
- SB 9: two homes on the lotUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
- SB 9: split into two lotsUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
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: $366,000 – $466,000 · 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
- Home2Suites at Duckhorn (Fee estimate)0.12 mi E
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).
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.22 mi N
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).
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.44 mi SE
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).
- Storage Warehouse Facility (Fee estimate)0.44 mi SE
In "Fee estimate" for 4.3 yr (since Jul 11, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Omni Structures And Management (1 on parcel, 2 in ½ mi · Commercial tenant improvement); K Hovnanian Companies Of California (133 in ½ mi · New single-family home); Blue Mountain Construction Services (24 in ½ mi · New single-family home); Ssw Construction (8 in ½ mi · Commercial tenant improvement); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616489 | Commercial tenant improvement | Issued | Iss. Oct 15, 2026 | $100,000 | EPC - Interior Tenant Improvements for new Law Office of Orr & Duong consisting of new walls, new HVAC ducting, new ligh… |