3536 Binghamton Dr
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63223, -121.48084
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $502,000 ($442,000–$562,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 14, 2020, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.5 mi W, fee estimate). 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 (~$6,173/yr at $502,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$514/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03225
- Addresses on lot:
- 3536 BINGHAMTON DR
Zoning & Land Use
R-1A-PUD — 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 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: $442,000 – $562,000 · 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
- Twin River Workforce Housing (Fee estimate)0.5 mi W
In "Fee estimate" for 15 mo (since Aug 25, 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 (115 housing units, $32,315,300 declared valuation across 1 permit).
- New duplex at 436 W Silver Eagle Rd (Issued)0.44 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)0.45 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)0.46 mi E
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Home Depot USA (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Benabou Construction (1 on parcel, 1 in ½ mi · Roof replacement); Safe Step Walk In Tub (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (235 in ½ mi · New single-family home); Jackson Properties (6 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2002588 | Roof replacement | Finaled | Iss. Feb 14, 2020 | $17,020 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 23 squares of Composite Class A. CRRC: 0890-0018 |
| RES-1906240 | Windows / doors / siding | Finaled | Iss. Apr 11, 2019 | $764 | C/O 1 window, like for like aluminum to vinyl. All sizes like for like, retrofit. Carbon monoxide & Smoke alarms require… |
| RES-1807333 | Plumbing / water heater / sewer | Finaled | Iss. Apr 20, 2018 | $7,500 | Remove Existing Tub and Install walk in jet tub-add (1) 20 AMP circuit for outlet minor drywall patching. Carbon monoxi… |