2949 Valbonne Walk
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.65161, -121.52734
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Apr 30, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in RP - Sports Complex
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 4200 Duckhorn Drive - Fee Estimate (0.24 mi SW, 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 1,384 sq ft (0.03 ac)
- Assessor use:
- Residential · Single Family · Row House
- Tax rate area:
- 03314
- Addresses on lot:
- 2949 VALBONNE WALK
Zoning & Land Use
EC-50-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (commercial), 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: $383,000 – $487,000 · 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
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.24 mi SW
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.43 mi NW
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).
- Fairfield by Marriott Hotel (Issued)0.19 mi NW
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
- Medley Apts (Finaled / completed)0.41 mi SE
High-impact scale (20 housing units, $2,574,478 declared valuation across 54 permits).
Entity-resolved builders & contractors in ½ mile: Blue Mountain Construction Services (1 on parcel, 205 in ½ mi · New single-family home); Bonney Plumbing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Buzz Oates Construction (27 in ½ mi · Commercial tenant improvement); Pwc California Builders (11 in ½ mi · New multifamily / condos / mixed-use); Ssw Construction (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2607659 | Remodel / interior alteration | Finaled | Iss. Apr 30, 2026 | $1,864 | EPC - INSTALL ONE NEW 100 AMP TWO POLE BREAKER IN EXISTING MAIN SERVICE WITH 5’ OF #2 THWN WITH #8 GROUND WIRE TO ONE NE… |
| RES-2126905 | New single-family home | Finaled | Iss. Feb 25, 2022 | $371,058 | Option Package Package 06, Elevation TUSCAN, Single Family, 3 Story, R-3 Residential, 1-2 family, 436 1st Floor habitabl… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).