3938 Don River Ln
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65035, -121.54934
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 $552,000 ($486,000–$618,000).
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 (+$18,685 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 1, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (New home at 4203 Olga Bay Ln)
0.28 mi NW 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 (~$6,743/yr at $552,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$562/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:
- 5,895 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 3938 DON RIVER LN
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 5,895 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: $486,000 – $618,000 · 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 4203 Olga Bay Ln (Finaled / completed)0.28 mi 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: Lennar Homes Of California (1 on parcel, 341 in ½ mi · New single-family home); Premier Pools Sacramento (1 on parcel, 7 in ½ mi · Pool / spa); Bonney Plumbing (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Imagine Landscapes And Design (2 on parcel, 2 in ½ mi · Addition (adds square footage)); K Hovnanian Companies Of California (842 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2506105 | Remodel / interior alteration | Finaled | Iss. Apr 1, 2025 | $1,297 | Install EV charger in garage. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUB… |
| RES-2220587 | Pool / spa | Withdrawn | Iss. Sep 30, 2022 | $84,962 | Gunite pool w/solar panels. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conservi… |
| RES-1908689 | Addition (adds square footage) | Expired Permit | Iss. May 14, 2019 | $4,968 | Installation of new pre-engineered attached patio cover 12'x18' 216 sf with fan and 4 recessed lights. Carbon monoxide &… |
| RES-1908010 | Plumbing / water heater / sewer |