3603 Rancho Vista Way
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63411, -121.48364
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 $513,000 ($451,000–$575,000).
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
- ✓ Documented permitted upgrades (+$23,062 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 6, 2026).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.42 mi SW, 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 (~$6,298/yr at $513,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$525/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03225
- Addresses on lot:
- 3603 RANCHO VISTA WAY
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: $451,000 – $575,000 · 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
Nearby Activity (½ mile radius, since November 2024)
86 active or recent development projects (199 housing units across completed, permitted, and pipeline stages) and 373 total building permits recorded within ½ mile.
- New construction96 permits (207 units)
- Adds housing (ADU)5 permits (5 units)
- Additions & renovations45 permits
- Building systems181 permits
- Repairs9 permits
- Other37 permits
Developments Deserving Closer Investigation & Active Area Builders
- Twin River Workforce Housing (Fee estimate)0.42 mi SW
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).
- Accessory dwelling unit at 1273 Old W Dr (In review)0.44 mi SW
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). habitable_sq_ft changed to "620" in snapshot Nov 1, 2026.
- New home at 3616 Larchwood Dr (Finaled / completed)0.41 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: Bonney Plumbing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Es Solar (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); DR Horton (555 in ½ mi · New single-family home); Clark Wagaman Designs (9 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2622210 | Plan revision / deferred submittal | Plan Check Wait | App. Oct 6, 2026 | — | REVISION TO RES-2612742: Added a new Subpanel for relocated loads. This change can be seen on PV-1, PV-2, and PV-3. |
| RES-2612742 | Solar / battery storage | Issued | Iss. Jun 22, 2026 | $34,000 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2325312 | Solar / battery storage | Finaled | Iss. Dec 13, 2023 | $19,600 | 8.80kw Solar PV System, and 0gal Solar WH System (water heater installed null). Installation of roof-mounted PV system … |
| RES-1918661 | HVAC / heat pump | Finaled | Iss. Sep 30, 2019 | $19,113 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |