3537 Forney Way
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.58462, -121.45375
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $709,000 ($624,000–$794,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 1, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 3570 D Street ADU (0.4 mi S, 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 (~$8,533/yr at $709,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$711/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:
- 3,148 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03440
- Addresses on lot:
- 3537 FORNEY 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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, 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: $624,000 – $794,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- 3570 D Street ADU (Entitled)0.4 mi S
In "Entitled" for 5.7 yr (since Mar 5, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3256 C St ADUs (Entitled)0.45 mi SW
In "Entitled" for 5 yr (since Oct 26, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 323 39th St ADU (Entitled)0.5 mi S
In "Entitled" for 5.5 yr (since May 28, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 261 San Antonio Way (Issued)0.5 mi SE
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: TNHC Realty And Construction (1 on parcel, 337 in ½ mi · New single-family home); Solid Construction And Design (2 on parcel, 7 in ½ mi · Remodel / interior alteration); Connected Technology (13 in ½ mi · Remodel / interior alteration); Champas Construction (11 in ½ mi · Remodel / interior alteration); Bonney Plumbing (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606364 | Remodel / interior alteration | Finaled | Iss. Apr 1, 2026 | $18,000 | Bathroom Remodel Permit: Hall Bathroom-Remove and replace cabinets and counter tops. Remove and replace plumbing fixtur… |
| RES-2603438 | Plumbing / water heater / sewer | Finaled | Iss. Feb 23, 2026 | $19,000 | Master bath remodel. Converting the tub/shower to a walk in shower. New shower pan and drain update. Re-waterproofing th… |
| RES-1616673 | New single-family home | Finaled | Iss. Nov 4, 2016 | $272,882 | McKinley Village Commons - PLAN 4 A: Single Family Residence 2,145 sq. ft. total habitable (1st floor 1,031 sq. ft. & 2n… |