201 Dnieper River Way
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64591, -121.54740
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 $570,000 ($502,000–$638,000).
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 (+$28,147 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 12, 2024).
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 (~$6,948/yr at $570,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$579/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:
- 7,291 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 201 DNIEPER RIVER WAY
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 7,291 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: $502,000 – $638,000 · 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: K Hovnanian Companies Of California (1 on parcel, 778 in ½ mi · New single-family home); Connected Technology (1 on parcel, 20 in ½ mi · Remodel / interior alteration); Family Time Pools (1 on parcel, 1 in ½ mi · Pool / spa); Lennar Homes Of California (192 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-2422714 | Pool / spa | Issued | Iss. Nov 12, 2024 | $60,000 | EPC - Install in ground gunite swimming pool and spa approximately 499 sq. ft. Reference CRC sections R315 & R314. ALL W… |
| RES-2407323 | Remodel / interior alteration | Finaled | Iss. Apr 9, 2024 | $1,082 | Add new 40amp circuit and run appox. 10' 8 AWG wire in 3/4" EMT conduit with 10' AWG ground to new Tesla Wall Connector … |
| RES-1803947 | New single-family home | Finaled | Iss. Apr 6, 2018 | $396,230 | Plan 4525C, NSFR, 1st Flr 1305sf, 2nd Flr 1625sf, Garage 601sf, Patio 240sf, Porch 110sf. |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).