4821 Tunis Rd
Sacramento 95835 · Village 14 · City of Sacramento · Coordinates: 38.65751, -121.47845
Executive Verdict · Public-Records Synthesis
Zoned RE-1/1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $628,000 ($553,000–$703,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RE-1/1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 26, 2016, 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1609406): Pending in review for 10.4 yr (92.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4800 Kenmar Rd (370 ft SW, 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 (~$7,609/yr at $628,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$634/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:
- 20,909 sq ft (0.48 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03387
- Addresses on lot:
- 4821 TUNIS RD
Zoning & Land Use
RE-1/1 — Rural Estates Zone (R)
2040 General Plan: Rural Residential (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RE (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RE (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Rural Estates Zone.
- SB 9: split into two lotsCan't tell
Zoned RE (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Rural Estates 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 06067C0061J, 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: $553,000 – $703,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 4800 Kenmar Rd (In review)370 ft SW
In "In review" for 11 mo (since Dec 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - 2 SHARED PLANS ADU 1199SF, 144SF FRONT PORCH, 136SF REAR PORCH, 3.69KW SOLAR KW SYSTEM. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” Shared plans reviewed under RES-2605213. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
- Panhandle Beachfields Plan 40-05 (Entitled)0.2 mi SW
In "Entitled" for 20 mo (since Mar 3, 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 (343 housing units across 0 permits).
- Plan revision / deferred submittal (SUB-1609406) (Abandoned)On this parcel
Pending in review for 10.4 yr (92.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- 5010 Tunis New SFR & ADU Conversion (Entitled)0.22 mi N
In "Entitled" for 5.2 yr (since Sep 15, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Rendon Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Bates Construction (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Kcs West (2 in ½ mi · Commercial tenant improvement); Anchorline Construction (1 in ½ mi · New single-family home); Bhandal Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1611822 | Electrical / panel | Finaled | Iss. Jul 26, 2016 | $2,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. |
| SUB-1609406 | Plan revision / deferred submittal | Abandoned | App. Jun 16, 2016 | $1,800 | EPC Submittal - Remodel of Residential Building - Remove existing 100 amp main electrical panel and install new 200 amp … |