4131 Bellwether Way
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68513, -121.55495
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 $584,000 ($496,000–$672,000).
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 (+$24,438 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 3, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 5681 Padrone St (0.35 mi SE, in review). 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 (~$7,108/yr at $584,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$592/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:
- 5,500 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 4131 BELLWETHER WAY
Zoning & Land Use
R-1-PUD — Single-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-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 5,500 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 06067C0045J, 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: $496,000 – $672,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Nearby Activity (½ mile radius, since November 2024)
33 active or recent development projects (33 housing units across completed, permitted, and pipeline stages) and 68 total building permits recorded within ½ mile.
- Adds housing (ADU)5 permits (5 units)
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5681 Padrone St (In review)0.35 mi SE
In "In review" for 5 mo (since Jun 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 724 in ½ mi · New single-family home); Bonney Plumbing (1 on parcel, 12 in ½ mi · Remodel / interior alteration); V3 Electric (5 on parcel, 6 in ½ mi · Plan revision / deferred submittal); Connected Technology (17 in ½ mi · Remodel / interior alteration); Ev Electric Residential (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2409490 | Solar / battery storage | Finaled | Iss. May 3, 2024 | $29,600 | 3.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2312647 | Plan revision / deferred submittal | Complete | App. Jun 20, 2023 | — | REVISION TO RES-2227542 Added a new meter socket on the plans. Showed this on sheets P1, P2, P3, P4B and the placard pag… |
| RES-2305148 | Plan revision / deferred submittal | Complete | App. Mar 15, 2023 | — | THE BATTERIES ARE NOW LOCATED INSIDE THE GARAGE. REFER TO P1,P2,P3. UPDATED LOCATION OF EQUIPMENT TO MATCH INSTALL. REF… |
| RES-2227542 | Solar / battery storage | Expired Permit |