4430 Duckhorn Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65180, -121.53207
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $593,000 ($522,000–$664,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 4200 Duckhorn Drive - Fee Estimate (0.12 mi S, 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 (~$7,210/yr at $593,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$601/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:
- 23,892 sq ft (0.55 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03325
- Addresses on lot:
- 4430 DUCKHORN DR
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 ADUUnlikely
Zoned EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (commercial), not a single-family residential 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: $522,000 – $664,000 · 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)0.12 mi S
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)0.23 mi NW
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)0.15 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)0.25 mi E
High-impact scale (6 housing units, $327,574 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Brower Mechanical CA (2 on parcel, 2 in ½ mi · HVAC / heat pump); Rcp Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Solarado Roofing And Solar (1 on parcel, 1 in ½ mi · Roof replacement); Bernardino Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Ad Art (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615788 | HVAC / heat pump | Finaled | Iss. Aug 25, 2026 | $16,702 | EPC - REMOVE/REPLACE (1) HVAC RTU LIKE FOR LIKE. |
| COM-2600297 | Roof replacement | Finaled | Iss. Jan 15, 2026 | $25,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 60 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-2519521 | HVAC / heat pump | Finaled | Iss. Oct 8, 2025 | $15,000 | EPC - Remove / replace (1) rooftop HVAC package unit only |
| COM-2016190 | Commercial tenant improvement | Finaled | Iss. Oct 29, 2020 | $200,000 | EPC - Tenant improvement of an office building.Interior alterations, removal of non bearing walls and adding new non bea… |
| SIG-2018461 | Sign |