4200 Hovnanian Dr
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65275, -121.55246
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $534,000 ($470,000–$598,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Nov 22, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (New home at 4415 Shayal Sea Ln)
450 ft SW in "Finaled / completed" stage — High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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 (~$6,538/yr at $534,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$545/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:
- 302,306 sq ft (6.94 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03325
- Addresses on lot:
- 399 SUEZ CANAL LN; 4200 HOVNANIAN DR
Zoning & Land Use
R-1-PUD — Single-Unit Dwelling Zone (R)
2040 General Plan: Parks and Recreation
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 302,306 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $470,000 – $598,000 · 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
- New home at 4415 Shayal Sea Ln (Finaled / completed)450 ft SW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
- New home at 4203 Olga Bay Ln (Finaled / completed)450 ft W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
- New home at 4115 Baltic Sea Ln (Finaled / completed)500 ft SW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Patio Perfections (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Acme Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Express Plumbing And Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); K Hovnanian Companies Of California (598 in ½ mi · New single-family home); Lennar Homes Of California (238 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2425491 | Plumbing / water heater / sewer | Finaled | Iss. Nov 22, 2024 | $4,377 | Water Heater Permit; Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building… |
| COM-1906109 | Roof replacement | Finaled | Iss. Apr 11, 2019 | $17,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of Built-up Roofing. CRRC: 0676-0025 |
| COM-1712706 | Other | Finaled | Iss. Aug 9, 2017 | $27,443 | constructing 1 14' x 16' solid patio cover 224 sq ft and (3) 12' x 14' solid patio cover 144 sq ft. |