3860 Watermist Way
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68086, -121.54921
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 $560,000 ($476,000–$644,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 4, 2023, 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
- ! 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)
- ! Year 1 Prop 13 tax reset (~$6,834/yr at $560,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 5,529 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 3860 WATERMIST WAY; 5712 MOONLAKE DR
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: $476,000 – $644,000 · 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)
430 active or recent development projects (429 housing units across completed, permitted, and pipeline stages) and 524 total building permits recorded within ½ mile.
- New construction345 permits (345 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5412 Hidden Harbor Way (In review)0.36 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.39 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.39 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5401 King Harbor Way (In review)0.44 mi S
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 1632 in ½ mi · New single-family home); Serpa Construction (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Connected Technology (21 in ½ mi · Remodel / interior alteration); Hurley Construction (17 in ½ mi · New multifamily / condos / mixed-use); Ev Electric Residential (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2308957 | Accessory dwelling unit (new or conversion) | Expired Application | App. May 4, 2023 | $5,500 | EPC - Attached ADU. Adding appliance (cooktop), removing door and framing & Drywall on opening |
| RES-2121240 | New single-family home | Finaled | Iss. Nov 9, 2021 | $414,951 | New, Plan Number null, Elevation A, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2014742, 1327 1st Floor habi… |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2021, 2023).