4434 Dry Creek Rd
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64908, -121.43815
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $391,000 ($344,000–$438,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits 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 Jan 22, 2018, 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
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
New single-family home (RES-1706465): Issued after 9 mo (6.1× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
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 1131 Jessie Ave (0.38 mi SW, issued). 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 (~$4,907/yr at $391,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$409/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:
- 3,800 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03384
- Addresses on lot:
- 4434 DRY CREEK RD
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 X: minimal flood hazard (all of the lot) · FIRM panel 06067C0064J, 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: $344,000 – $438,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- New single-family home (RES-1706465) (Finaled)On this parcel
Issued after 9 mo (6.1× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- New home at 1131 Jessie Ave (Issued)0.38 mi SW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 1429A LOT 41 Jessie- Archer Estates" in snapshot Nov 1, 2026.
- New home at 1119 Jessie Ave (Issued)0.38 mi SW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2388A LOT 39 Jessie- Archer Estates" in snapshot Nov 1, 2026.
- New home at 1113 Jessie Ave (Issued)0.39 mi SW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2686C Jessie- lot 38 Archer Estates" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Integrity Pacific Builders (2 on parcel, 22 in ½ mi · New single-family home); KB Home Sacramento (81 in ½ mi · New single-family home); Reynen And Bardis Homes (44 in ½ mi · New single-family home); Dos Amigos Design Industries (10 in ½ mi · New single-family home); Bhandal Construction (8 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1706465 | New single-family home | Finaled | Iss. Jan 22, 2018 | $201,308 | PLAN 1628C, NSFD,1st FL, 654sf, 2nd FL, 974sf, patio cover 60sf, garage 355sf. |
| RES-1705852 | New single-family home | Void | App. Apr 13, 2017 | $120,000 | Review for 2016 Code MP-1404606, PLAN 3 (1628C), NSFD,1st FL, 654sf, 2nd FL, 974sf, patio cover 60sf, garage 355sf. Loft… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).