12 Rosebriar Ct
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66726, -121.50820
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 $685,000 ($603,000–$767,000).
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 (+$75,108 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 1, 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-2322687): 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: Serenade Condo (Regency Park) (0.39 mi NE, 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 (~$8,259/yr at $685,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$688/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:
- 11,915 sq ft (0.27 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 12 ROSEBRIAR CT
Zoning & Land Use
R-1-PUD — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 11,915 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: $603,000 – $767,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Serenade Condo (Regency Park) (Fee estimate)0.39 mi NE
In "Fee estimate" for 8.7 yr (since Mar 7, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (42 housing units, $5,632,550 declared valuation across 1 permit).
- Remodel / interior alteration (RES-2322687) (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).
- Natomas Park Childcare Center (Finaled / completed)0.23 mi N
High-impact scale ($1,213,500 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Grb Builders (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Southgate Glass And Screen (2 on parcel, 3 in ½ mi · Remodel / interior alteration); California Green Energy Construction And Consulting (1 on parcel, 1 in ½ mi · Solar / battery storage); Connected Technology (11 in ½ mi · Remodel / interior alteration); Premier Pools (9 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2402411 | Plan revision / deferred submittal | Complete | App. Feb 1, 2024 | — | EPC - REVISION TO RES-2322687: This is a Revision to existing permit number RES-2322687. We propose to add a matching 3… |
| RES-2322687 | Remodel / interior alteration | Finaled | Iss. Jan 10, 2024 | $80,000 | EPC - Create a walk in pantry, and open space between new dining room and family room with a cabinet (lower and upper) w… |
| RES-2326121 | Remodel / interior alteration | Finaled | Iss. Dec 21, 2023 | $13,034 | Window Permit: Remove and replace (13) vinyl windows with (13) vinyl windows, like for like. The egress windows will me… |
| RES-2226887 | Windows / doors / siding | Expired Permit | Iss. Dec 15, 2022 | $13,033 | REMOVE AND REPLACE (13) VINYL WINDOWS WITH (13) VINYL WINDOWS LIKE FOR LIKE. THE EGRESS WINDOWS WILL MEET THE CODE REQUI… |