3509 Miraleste Way
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68329, -121.54130
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $197,000 ($167,000–$227,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Feb 26, 2026, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5621 Tres Piezas Dr (0.48 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 (~$2,696/yr at $197,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$225/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:
- 3,979 sq ft (0.09 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03350
- Addresses on lot:
- 3509 MIRALESTE WAY
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (commercial), 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 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: $167,000 – $227,000 · 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)
199 active or recent development projects (199 housing units across completed, permitted, and pipeline stages) and 328 total building permits recorded within ½ mile.
- New construction161 permits (161 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5621 Tres Piezas Dr (In review)0.48 mi SE
In "In review" for 4 mo (since Jul 14, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5624 Tres Piezas Dr (In review)0.5 mi SE
In "In review" for 5 mo (since Jun 13, 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 240 Shiplap Cir (Issued)0.4 mi SE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 248 Shiplap Cir (Issued)0.4 mi SE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 685 in ½ mi · New single-family home); Tri Pointe Homes (72 in ½ mi · New single-family home); Hurley Construction (17 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (10 in ½ mi · Remodel / interior alteration); Sac Town Electric (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2601715 | New single-family home | Finaled | Iss. Feb 26, 2026 | $309,626 | New, Plan Number 1569, Elevation C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2323523, 681 1st Floor habit… |