3405 Delta Queen Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60516, -121.54045
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $500,000 ($440,000–$560,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,546 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 4, 2024).
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: New home (0.44 mi S, issued). 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 (~$6,150/yr at $500,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$513/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:
- 6,528 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03381
- Addresses on lot:
- 3405 DELTA QUEEN AVE
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,528 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 06067C0160J, 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: $440,000 – $560,000 · 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
- New home (Issued)0.44 mi S
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr.
- New home (Issued)0.46 mi S
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
- New home (Issued)0.47 mi S
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
- New home (Issued)0.47 mi S
Active in "Issued" for 2.9 yr (first record Dec 12, 2023) with no new permit activity recorded in 2.9 yr.
Entity-resolved builders & contractors in ½ mile: Lumio Hx (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); American Home Energy Savers (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Greiner Heating Air Solar Energy (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (10 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2426263 | Remodel / interior alteration | Finaled | Iss. Dec 4, 2024 | $1,000 | EV Charger Permit: Install 40 amp EV circuit for EV charger. Water conserving fixtures are required to be installed th… |
| RES-2326901 | HVAC / heat pump | Finaled | Iss. Dec 21, 2023 | $8,700 | Change-out installation of Gas - 040 gallon to Electric - 080 gallon, located inside building, screening not required. … |
| RES-2316203 | Plan revision / deferred submittal | Complete | App. Aug 2, 2023 | — | REVISION TO PERMIT NUMBER RES-2307167, DUE TO EUIPMENT LOCATION CHANGE, AC DISCONNECT AND PRODUCTION METER WERE MOVED ON… |
| RES-2307167 | Solar / battery storage | Finaled | Iss. Apr 12, 2023 | $10,000 | 4.0kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker… |