2254 Sandcastle Way
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.60926, -121.49160
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 $447,000 ($393,000–$501,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD 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 (+$10,702 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 20, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 1021/1031 Azusa St New SFD (0.24 mi E, 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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 2254 SANDCASTLE WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-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 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: $393,000 – $501,000 · 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
Nearby Activity (½ mile radius, since November 2024)
11 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 236 total building permits recorded within ½ mile.
- New construction5 permits (3 units)
- Adds housing (ADU)10 permits (10 units)
- Additions & renovations18 permits
- Building systems177 permits
- Repairs18 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- 1021/1031 Azusa St New SFD (Entitled)0.24 mi E
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).
- 959 Robins Nest Pl SFD and ADU (Entitled)0.35 mi NE
In "Entitled" for 5.2 yr (since Sep 16, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 959 Robins Nest Pl (In review)0.36 mi NE
In "In review" for 13 mo (since Sep 30, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 959 Robins Nest Pl (Entitled)0.36 mi NE
In "Entitled" for 5.2 yr (since Sep 16, 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: North Valley (1 on parcel, 1 in ½ mi · Solar / battery storage); All Pro Exteriors (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Universal (1 on parcel, 1 in ½ mi · Roof replacement); Aaa Electrical Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Titus Builders (145 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623042 | Remodel / interior alteration | Issued | Iss. Oct 20, 2026 | $1,694 | EV Charger Permit: Install 14-50R 240VAC EV Outlet, for 30 Amp Charger. 40 Amp circuit #8 CU. Water conserving fixtures… |
| RES-2121744 | Solar / battery storage | Finaled | Iss. Oct 12, 2021 | $15,000 | 5.7kw Solar PV System,All supply side connections, main breaker change-out, and/or panel upgrade will require a second i… |
| RES-1707051 | Remodel / interior alteration | Finaled | Iss. May 2, 2017 | $9,575 | REPLACE 16 WINDOWS, LIKE FOR LIKE, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1617727 | Roof replacement | Expired Permit | Iss. Nov 3, 2016 | $6,300 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |