3949 Stanwick Ave
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68511, -121.55084
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $553,000 ($470,000–$636,000).
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 (+$2,530 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 21, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-2324659): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 5681 Padrone St (0.33 mi S, 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 (~$6,754/yr at $553,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$563/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:
- 4,500 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 3949 STANWICK AVE
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 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: $470,000 – $636,000 · 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)
109 active or recent development projects (109 housing units across completed, permitted, and pipeline stages) and 143 total building permits recorded within ½ mile.
- New construction54 permits (54 units)
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (RES-2324659) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Accessory dwelling unit at 5681 Padrone St (In review)0.33 mi S
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).
- New home at 3524 Miraleste Way (Issued)0.5 mi E
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 1009 in ½ mi · New single-family home); Sierra Pacific Home And Comfort (1 on parcel, 2 in ½ mi · General repair); Standard Eco (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Connected Technology (19 in ½ mi · Remodel / interior alteration); Ev Electric Residential (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2324659 | Remodel / interior alteration | Finaled | Iss. Feb 21, 2024 | $5,000 | Install 1x Tesla Powerball 2 with backup Gateway for Partial Home Back Up. |
| RES-2324347 | Electrical / panel | Expired Permit | Iss. Nov 14, 2023 | $5,000 | E-Permit: - Overhead service. |
| RES-2218389 | General repair | Finaled | Iss. Aug 30, 2022 | $8,149 | INSTALL NEW ECOSWATER ERR3700 WATER SOFTNER SYSTEM INSIDE YARD SCREENED FROM VIEW Carbon monoxide & Smoke alarms requir… |
| RES-2207916 | Remodel / interior alteration | Expired Application | App. Apr 14, 2022 |