504 Dunbarton Cir
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56405, -121.41014
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $434,000 ($382,000–$486,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,060 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 3, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Campus Commons
48 substantial renovation & housing permits over 24 months (35.7 per 1,000 parcels vs. 30.4 citywide baseline) (#69 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Campus Commons)
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 707 Commons Dr (0.47 mi NW, 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 (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 504 DUNBARTON CIR
Zoning & Land Use
R-1A-R-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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0183H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $382,000 – $486,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- New home at 707 Commons Dr (Entitled)0.47 mi NW
In "Entitled" for 3 yr (since Nov 6, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.45 mi N
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Critical Path Reconstruction (4 on parcel, 9 in ½ mi · Windows / doors / siding); Gl Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Kitchen Mart (46 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement); River City Restoration (18 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2619297 | Windows / doors / siding | Finaled | Iss. Sep 3, 2026 | $641 | Siding Permit: Like for like spot replacement of siding and trim. Pre-paint decay repairs. Replacing T1-11 Siding 8" on… |
| RES-2619296 | Windows / doors / siding | Finaled | Iss. Sep 3, 2026 | $779 | Siding Permit: Like for like spot replacement of siding and trim. Pre-paint decay repairs. Replacing T1-11 Siding 8" on… |
| RES-2619283 | Windows / doors / siding | Finaled | Iss. Sep 3, 2026 | $1,181 | Siding Permit: Like for like spot replacement of siding and trim. Pre-paint decay repairs. Replacing T1-11 Siding 8" on… |
| RES-2410786 | Windows / doors / siding | Expired Permit | Iss. May 17, 2024 | $7,876 | Siding Permit: Like for like spot replacement of siding and trim. Pre-paint decay repairs. Replacing T1-11 Siding 8" on… |