3099 Great Falls Way
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.54990, -121.39369
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $524,000 ($461,000–$587,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Jul 9, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Folsom Blvd Apartments (0.35 mi E, fee estimate). 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 (~$6,424/yr at $524,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$535/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:
- 85,378 sq ft (1.96 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03233
- Addresses on lot:
- 3099 GREAT FALLS WAY; 3099 GREAT FALLS WAY # 101 # 101; 3099 GREAT FALLS WAY # 102 # 102
Zoning & Land Use
R-3 — 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-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0195H, 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: $461,000 – $587,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
- Folsom Blvd Apartments (Fee estimate)0.35 mi E
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
- Jiffy Lube Estimate (Fee estimate)0.19 mi SW
In "Fee estimate" for 8.5 yr (since Apr 30, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Del Taco Drive-thru Restaurant (Fee estimate)0.21 mi SW
In "Fee estimate" for 9.5 yr (since May 22, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Storage Building w/ Bathroom (Issued)0.27 mi S
Active in "Issued" for 5.5 yr (first record May 28, 2021) with no new permit activity recorded in 3.3 yr.
Entity-resolved builders & contractors in ½ mile: Rci Integrated Construction (4 on parcel, 4 in ½ mi · Windows / doors / siding); Accord Electrical (1 on parcel, 1 in ½ mi · Windows / doors / siding); Kitchen Mart (8 in ½ mi · Remodel / interior alteration); Yancey (5 in ½ mi · Remodel / interior alteration); PBC Enterprises (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2413358 | Commercial tenant improvement | Finaled | Iss. Jul 9, 2024 | $5,000 | Remodel kitchen cabinets and plumbing and minor electrical. |
| COM-2224394 | Windows / doors / siding | Finaled | Iss. Nov 15, 2022 | $51,900 | HSG Case # 21-044755 Replacing old windows & doors. Units 101-111, 201-211, 301-311.Replacing 95 windows. Units 205, 305… |
| COM-2212713 | Windows / doors / siding | Expired Application | App. Jun 16, 2022 | $7,543 | EPC - HC#21-044755 BLDG B: BUILD INTERIOR PARTITION, REPLACE WINDOW |
| COM-2211978 | Plan revision / deferred submittal | Expired Application | App. Jun 8, 2022 | $6,043 | EPC - HSG#21-044755: Bldg C - Unit # 21 & 22 add wall to create extra room. Finalize permit COM-2012281 install new retr… |
| COM-2211850 |