4900 Tunis Rd
Sacramento 95835 · Village 14 · City of Sacramento · Coordinates: 38.65839, -121.47740
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 $647,000 ($569,000–$725,000).
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
- ✓ Documented permitted upgrades (+$10,892 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 31, 2018).
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: New home at 4800 Kenmar Rd (0.15 mi 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 (~$7,826/yr at $647,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$652/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:
- 42,253 sq ft (0.97 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03387
- Addresses on lot:
- 4900 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: $569,000 – $725,000 · 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)0.15 mi 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)0.28 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).
- 5010 Tunis New SFR & ADU Conversion (Entitled)0.17 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).
- 5010 Tunis New SFR & ADU Conversion (Entitled)0.17 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: Tesla Energy Operations (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Slama Electric (1 on parcel, 1 in ½ mi · Electrical / panel); 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 (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1821164 | Plan revision / deferred submittal | Complete | App. Oct 31, 2018 | — | REVISION TO RES-1805988 - add 2 combiner boxes to system |
| RES-1814616 | Electrical / panel | Finaled | Iss. Jul 31, 2018 | $3,500 | AA: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main breaker… |
| RES-1805988 | Plan revision / deferred submittal | Complete | App. Apr 3, 2018 | — | Revision to RES-1804795: system size decreased to 19.175 KW |
| RES-1804795 | Solar / battery storage | Finaled | Iss. Mar 15, 2018 | $35,594 | 19.175kw Solar PV System, and supply side connection. All supply side connections, main breaker change-out, and/or panel… |