4128 Don River Ln
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65202, -121.55352
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $543,000 ($478,000–$608,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$23,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 17, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (New home at 4415 Shayal Sea Ln)
110 ft SE 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 4,327 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 4128 DON RIVER LN
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $478,000 – $608,000 · 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)110 ft SE
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)120 ft S
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)150 ft NW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: K Hovnanian Companies Of California (1 on parcel, 539 in ½ mi · New single-family home); Huft Heating And Air Conditioning (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Quality Sun Screens (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Lennar Homes Of California (238 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, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412991 | Electrical / panel | Finaled | Iss. Jun 17, 2024 | $1,930 | Install 2 new 20amp dedicated circuits for new outlets, 2-20amp breakers, 12-3 wire, THHN, GFCI, about 65 ft of 12/3 wir… |
| RES-2409170 | Addition (adds square footage) | Finaled | Iss. Apr 30, 2024 | $6,200 | New solid insulated patio cover with 1 fan. 8X20, 160 SF. Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| RES-1806422 | New single-family home | Finaled | Iss. Jun 7, 2018 | $221,105 | Plan 4825C, MODEL HOME NSFR, Single Story Model Home, 1st Flr 1704 sf, Garage 420 sf, Patio 91 sf, Porch 22sf. |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).