425 W Silver Eagle Rd
Sacramento 95834 · Gardenland · City of Sacramento · Coordinates: 38.63078, -121.47250
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $526,000 ($463,000–$589,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 17, 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)
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
Plumbing / water heater / sewer (COM-2223170): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3207 Nordyke Dr (0.49 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 (~$6,446/yr at $526,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$537/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:
- 34,412 sq ft (0.79 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03137
- Addresses on lot:
- 423 W SILVER EAGLE RD APT 1 APT 1; 423 W SILVER EAGLE RD APT 2 APT 2; 423 W SILVER EAGLE RD APT 3 APT 3
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 34,412 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $463,000 – $589,000 · 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
- Accessory dwelling unit at 3207 Nordyke Dr (In review)0.49 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). current_status changed to "Ready-to-Issue" in snapshot Nov 1, 2026.
- Plumbing / water heater / sewer (COM-2223170) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- New home at 5 Brookbay Way (Issued)0.42 mi N
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 348 Winterhaven Ave (Issued)0.3 mi S
Active in "Issued" for 2.7 yr (first record Mar 20, 2024) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Jms Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Kleen Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Rov Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Cec 1 (95 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615170 | HVAC / heat pump | Issued | Iss. Jul 17, 2026 | $12,823 | HVAC Permit: HVAC c/o like for like split system 2.5 ton 15 SEER 80% AFUE 60K BTU. The existing unit shall be removed.… |
| COM-2424148 | HVAC / heat pump | Expired Permit | Iss. Nov 25, 2024 | $9,500 | HVAC Permit: For Unit 3 only: HVAC change out. 2.5 ton AC coil & furnace, like for like size and location. No alteratio… |
| COM-2223170 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 6, 2023 | $2,500 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| RES-2221041 | HVAC / heat pump | Finaled | Iss. Oct 25, 2022 | $9,500 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |