13 Ardenglen Ct
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63505, -121.49281
Executive Verdict · Public-Records Synthesis
Zoned A-OS in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $519,000 ($457,000–$581,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$34,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 16, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (0.28 mi NW, in review). 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 (~$6,367/yr at $519,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$531/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:
- 4,200 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03150
- Addresses on lot:
- 13 ARDENGLEN CT
Zoning & Land Use
A-OS — Agricultural-Open Space Zone (O)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned A-OS (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned A-OS (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A-OS (open space), 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 06067C0063J, 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: $457,000 – $581,000 · 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
- Holiday Inn (In review)0.28 mi NW
In "In review" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Fong Ranch Apartments - Version 2 (Fee estimate)0.17 mi W
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (384 housing units, $91,000,000 declared valuation across 2 permits).
- Twin River Workforce Housing (Fee estimate)0.38 mi SE
In "Fee estimate" for 15 mo (since Aug 25, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (115 housing units, $32,315,300 declared valuation across 1 permit).
- Birchway at Natomas Apartments (Entitled)0.46 mi W
In "Entitled" for 15 mo (since Aug 26, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (378 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: DR Horton (1 on parcel, 527 in ½ mi · New single-family home); Sac Pool Pros Service (1 on parcel, 6 in ½ mi · Pool / spa); Gs Construction California (9 in ½ mi · New garage / accessory structure); Clark Wagaman Designs (9 in ½ mi · Addition (adds square footage)); Phase 3 Construction (8 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-2509983 | Pool / spa | Expired Permit | Iss. May 16, 2025 | $72,000 | EXPEDITED - gunite pool @ 375 sq ft |
| RES-1901271 | New single-family home | Finaled | Iss. Mar 6, 2019 | $242,763 | SCIP-Plan A:Total Habitable 1788 1st Floor 785 2nd Floor 1003 Garage 378 Covered Porch 52 (3 bed, 2.5 bath) Roof Mounte… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).