2460 Seamist Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61176, -121.49378
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $489,000 ($430,000–$548,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$37,301 contributory est.)
Public building records show issued construction/renovation work on this parcel (81 total permits, latest Oct 12, 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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-2619088): Pending in review for 2 mo (5.4× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 1021/1031 Azusa St New SFD (0.4 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 (~$6,025/yr at $489,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$502/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:
- 412,949 sq ft (9.48 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 1501 WATERWHEEL DR; 1501 WATERWHEEL DR # 10 # 10; 1501 WATERWHEEL DR # 1 # 1
Zoning & Land Use
R-3A — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), not a single-family residential 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 06067C0176J, 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: $430,000 – $548,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- 1021/1031 Azusa St New SFD (Entitled)0.4 mi SE
In "Entitled" for 5.3 yr (since Aug 9, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
- Fire alarm / sprinkler (COM-2619088) (Ready-to-Issue)On this parcel
Pending in review for 2 mo (5.4× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Fire alarm / sprinkler (COM-2424759) (Finaled)On this parcel
Issued after 3 mo (6.1× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Plumbing / water heater / sewer (COM-1811050) (Finaled)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).
Entity-resolved builders & contractors in ½ mile: Adkar (48 on parcel, 48 in ½ mi · Commercial tenant improvement); Jad Constructon (2 on parcel, 10 in ½ mi · Demolition); Risse Construction (8 on parcel, 8 in ½ mi · Plumbing / water heater / sewer); Appleseed Mechanical Services (4 on parcel, 4 in ½ mi · HVAC / heat pump); Griffin Electric (3 on parcel, 3 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (81 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620929 | Roof replacement | Issued | Iss. Oct 12, 2026 | $3,981 | HVAC LIKE FOR LIKE CHANGE OUT - SMART COMFORT 2 TON 14 SEER ELECTRIC HEAT PUMP SPLIT SYSTEM LOCATED ON THE ROOF/CLOSET. … |
| COM-2619088 | Fire alarm / sprinkler | Ready-to-Issue | App. Aug 29, 2026 | $9,534 | PROVIDE TENANT IMPROVEMENT WITH A LIKE-FOR-LIKE REPLACEMENT OF THE EXISTING CONVENTIONAL FIRE ALARM CONTROL PANEL (FACP… |
| COM-2614553 | Windows / doors / siding | Finaled | Iss. Jul 9, 2026 | $894 | CHANGE OUT ONE RETROFIT WINDOW IN THE BEDROOM. LIKE FOR LIKE, SIZE AND LOCATION. MEETS TITLE 24 AND EGRESS. THE EGRESS W… |
| COM-2602603 | Plumbing / water heater / sewer | Issued | Iss. Feb 27, 2026 | $2,100 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |