4000 Alan Shepard St
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.64245, -121.51684
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $532,000 ($468,000–$596,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$2,749 contributory est.)
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Sep 10, 2026).
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
HVAC / heat pump (COM-2519545): Issued after 4 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arena Brownstone Living (470 ft N, entitled). 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 (~$6,515/yr at $532,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$543/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:
- 408,157 sq ft (9.37 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 4000 ALAN SHEPARD ST; 4000 ALAN SHEPARD ST # 101 # 101; 4000 ALAN SHEPARD ST # 102 # 102
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: $468,000 – $596,000 · 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
- Arena Brownstone Living (Entitled)470 ft N
In "Entitled" for 4 yr (since Oct 27, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (282 housing units across 0 permits).
- Natomas II Apartments (Entitled)0.15 mi W
In "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
- Entrada - Plan 6 (Entitled)0.19 mi SE
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- California Northstate University Medical Center (In review)0.42 mi N
In "In review" for 4.5 yr (since Apr 29, 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 ($95,809,400 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Family Mechanical Services (24 on parcel, 24 in ½ mi · HVAC / heat pump); Airflo Energy Solutions (4 on parcel, 4 in ½ mi · HVAC / heat pump); Browns Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Plumbing Care (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Powersecure (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (35 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2619846 | Plumbing / water heater / sewer | Finaled | Iss. Sep 10, 2026 | $14,100 | Change-out installation of Gas - Tankless to Gas - Tankless, located inside building, screening not required. |
| COM-2618147 | Plumbing / water heater / sewer | Finaled | Iss. Aug 24, 2026 | $3,900 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. |
| COM-2611791 | HVAC / heat pump | Issued | Iss. Jun 15, 2026 | $6,995 | HVAC LIKE FOR LIKE CHANGE OUT. AI HANDLER MOUNTED IN CEILING. OUTDOOR CONDENSER LOCATED ON GROUND. NO DUCT WORK PERMITTE… |
| COM-2519545 | HVAC / heat pump | Issued | Iss. Jan 20, 2026 | $6,995 | "HVAC Like for Like Change Out: 2 ton, 14.3 SEER2, R-410A, Hydronic, Split System (Ceiling Mount)" As noted on form CDD-… |