2591 Tourbrook Way
Sacramento 95833 · Gateway West · City of Sacramento · Coordinates: 38.62624, -121.52058
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $594,000 ($523,000–$665,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$10,128 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 23, 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)
- ! Year 1 Prop 13 tax reset (~$7,222/yr at $594,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$602/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:
- 2,315 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03325
- Addresses on lot:
- 2591 TOURBROOK WAY
Zoning & Land Use
R-2B-PUD — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), 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: $523,000 – $665,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (2 on parcel, 2 in ½ mi · Solar / battery storage); Esco Aire (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gilmore Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (14 in ½ mi · New single-family home); Jeff Gunnell Construction (13 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2126407 | Solar / battery storage | Finaled | Iss. Dec 23, 2021 | $28,133 | 10.08kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2126208 | HVAC / heat pump | Finaled | Iss. Dec 13, 2021 | $7,461 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |
| RES-2114358 | Plumbing / water heater / sewer | Finaled | Iss. Jul 2, 2021 | $3,662 | Change-out installation of Gas - 040 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2111146 | Solar / battery storage | Withdrawn | Iss. May 26, 2021 | $23,849 | 8.28kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |