4486 Adriatic Sea Way
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65235, -121.54304
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $493,000 ($434,000–$552,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 15, 2017, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Home2Suites at Duckhorn (0.49 mi E, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,070/yr at $493,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$506/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:
- 2,284 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 4486 ADRIATIC SEA WAY
Zoning & Land Use
R-2B-PUD — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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: $434,000 – $552,000 · 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
- Home2Suites at Duckhorn (Fee estimate)0.49 mi E
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.49 mi NE
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)0.34 mi N
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
- Hyatt House Hotel (Finaled / completed)0.33 mi NE
High-impact scale ($19,750,906 declared valuation across 15 permits).
Entity-resolved builders & contractors in ½ mile: K Hovnanian Companies Of California (2 on parcel, 704 in ½ mi · New single-family home); Lennar Homes Of California (104 in ½ mi · New single-family home); DR Horton Bay (41 in ½ mi · New single-family home); DR Horton (33 in ½ mi · New single-family home); Taylor Morrison Services (25 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1721258 | Plan revision / deferred submittal | Complete | App. Nov 15, 2017 | — | REVISION TO RES-1717592 FOR CHANGES TO LOT LINE DIMENSIONS DUE TO FINAL MAP BEING REVISED |
| RES-1717592 | New single-family home | Finaled | Iss. Nov 2, 2017 | $238,879 | plan 2223C. 1st fl 683 SQFT; 2nd fl 1209 SQFT; Garage 447 SQFT; Covered Porch 47SF; Patio 121 SQFT. REVISION TO RES-171… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).