3718 Iskenderun Ave
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64708, -121.54484
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 $549,000 ($483,000–$615,000).
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
- ✓ Documented permitted upgrades (+$21,197 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 15, 2023).
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 (~$6,709/yr at $549,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$559/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:
- 5,225 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 3718 ISKENDERUN AVE
Zoning & Land Use
R-1-PUD — Single-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-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 5,225 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: $483,000 – $615,000 · 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
Entity-resolved builders & contractors in ½ mile: Solectric (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Future Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); K Hovnanian Companies Of California (818 in ½ mi · New single-family home); Lennar Homes Of California (194 in ½ mi · New single-family home); DR Horton Bay (41 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 |
|---|---|---|---|---|---|
| RES-2312311 | Plan revision / deferred submittal | Complete | App. Jun 15, 2023 | — | REVISION TO RES-2309335 ADDED THE REMOTE POWER OFF SWITCH/RAPID SHUTDOWN DEVICE TO THE SLD AND SPECS FOR THE HEAT ALARM. |
| RES-2309335 | Solar / battery storage | Finaled | Iss. May 10, 2023 | $54,478 | 9.855kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-1715321 | Solar / battery storage | Finaled | Iss. Aug 23, 2017 | $18,600 | 3.92kw roof mount Solar PV System, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water co… |