880 Turnstone Dr
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63204, -121.48010
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 $512,000 ($451,000–$573,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 3, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New duplex at 436 W Silver Eagle Rd (0.4 mi E, 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 (~$6,287/yr at $512,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$524/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03225
- Addresses on lot:
- 880 TURNSTONE DR
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 8,276 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: $451,000 – $573,000 · 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
- New duplex at 436 W Silver Eagle Rd (Issued)0.4 mi E
Active in "Issued" for 2.9 yr (first record Dec 20, 2023) with no new permit activity recorded in 13 mo.
- New duplex at 434 W Silver Eagle Rd (Issued)0.4 mi E
Active in "Issued" for 19 mo (first record Apr 3, 2025) with no new permit activity recorded in 13 mo.
- Accessory dwelling unit at 428 W Silver Eagle Rd (Issued)0.42 mi E
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 13 mo.
- New home at 3616 Larchwood Dr (Finaled / completed)0.2 mi E
High-impact scale (1 housing unit, 1 deed-restricted affordable, $106,029 declared valuation across 12 permits).
Entity-resolved builders & contractors in ½ mile: Md Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); DR Horton (187 in ½ mi · New single-family home); Jackson Properties (6 in ½ mi · New single-family home); Jones And Lamberti Builders (5 in ½ mi · Commercial tenant improvement); Clark Wagaman Designs (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616699 | HVAC / heat pump | Finaled | Iss. Aug 3, 2026 | $8,900 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2123576 | Roof replacement | Finaled | Iss. Nov 4, 2021 | $9,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 18 squares of 30yr Laminated Dimensional Composition. CRRC: 0850-00… |