14 Mary Watts Ct
Sacramento 95838 · West Del Paso Heights · City of Sacramento · Coordinates: 38.62736, -121.44871
Executive Verdict · Public-Records Synthesis
Zoned R-1A-SPD 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-SPD 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 Nov 22, 2019, 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: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Northern Trail Apartments (0.25 mi SE, entitled). 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:
- 4,388 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03140
- Addresses on lot:
- 14 MARY WATTS CT
Zoning & Land Use
R-1A-SPD — 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: reduced flood risk due to levee (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
- Northern Trail Apartments (Entitled)0.25 mi SE
In "Entitled" for 3.1 yr (since Oct 19, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units, 2 deed-restricted affordable across 0 permits).
- Affordable Housing (Fee estimate)0.35 mi SE
In "Fee estimate" for 3.1 yr (since Oct 16, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (29 housing units, $3,006,960 declared valuation across 1 permit).
- Accessory dwelling unit at 3333 Taylor St (In review)0.23 mi W
In "In review" for 5 mo (since Jun 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "221828.1" in snapshot Nov 1, 2026.
- 3334 Rio Linda Boulevard New SFR and ADU (Entitled)0.15 mi E
In "Entitled" for 5.2 yr (since Sep 15, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Cuttle Construction (2 on parcel, 91 in ½ mi · New single-family home); Del Paso Homes (87 in ½ mi · New single-family home); Clark Wagaman Designs (5 in ½ mi · Addition (adds square footage)); William Lee Construction (3 in ½ mi · New single-family home); Read Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1922916 | Plan revision / deferred submittal | Complete | App. Nov 22, 2019 | — | REVISION TO RES-1909050; CHANGES TO DRAINAGE AND FISNISHED GRADE |
| RES-1909050 | New single-family home | Finaled | Iss. Jul 25, 2019 | $210,844 | PLAN 1-New 2 story single family residence-First floor:731, Second floor:833, Garage:398, Covered Patio:86. The landscap… |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2018, 2019).