4682 Duckhorn Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65492, -121.53554
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $601,000 ($529,000–$673,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$184,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 20, 2024).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (COM-2212933): Issued after 4 mo (2.6× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Home2Suites at Duckhorn (340 ft 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 (~$7,301/yr at $601,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 4682 DUCKHORN DR; 4682 DUCKHORN DR # 305 # 305
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: $529,000 – $673,000 · 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)340 ft SE
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).
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.4 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).
- Addition (adds square footage) (COM-2212933) (Certificate of Occupancy)On this parcel
Issued after 4 mo (2.6× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- Fairfield by Marriott Hotel (Issued)0.32 mi E
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).
Entity-resolved builders & contractors in ½ mile: Champas Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Blue Mountain Construction Services (92 in ½ mi · New single-family home); K Hovnanian Companies Of California (81 in ½ mi · New single-family home); Ssw Construction (8 in ½ mi · Commercial tenant improvement); Hurley Construction (6 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2411010 | Plan revision / deferred submittal | Complete | App. May 20, 2024 | — | EPC - REVSION TO COM-2212933 Add T-bar ceilings to (6) offices, extend lab 106 walls to deck above. |
| COM-2403871 | Plan revision / deferred submittal | Complete | App. Feb 22, 2024 | — | EPC - REVISION TO COM-2212933 - ADD NEW PENDANT FIRE SPRINKLER HEADS TO ACCOMMODATE FOR THE NEW WALLS AND CEILINGS. |
| COM-2323845 | Plan revision / deferred submittal | Complete | App. Nov 8, 2023 | — | EPC - REVISION TO COM-2212933 - Revision to incorporate existing footings into new footing plan. |
| COM-2317727 | Plan revision / deferred submittal | Complete | App. Aug 21, 2023 | — | EPC - Revision to COM-2212933: Original second floor sprinkler plans were designed from the incorrect background file. U… |