3701 Far Niente Way
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63539, -121.52944
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 $538,000 ($473,000–$603,000).
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 (+$10,568 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 3, 2023).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Duckhorn Drive Apartments (0.26 mi NE, entitled). 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 (~$6,583/yr at $538,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$549/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:
- 6,225 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 3701 FAR NIENTE WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-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: $473,000 – $603,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- Duckhorn Drive Apartments (Entitled)0.26 mi NE
In "Entitled" for 8.1 yr (since Sep 28, 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 (368 housing units across 0 permits).
- Accessory dwelling unit at 51 Groth Cir (Applied)0.4 mi NW
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 3360 - 3540 Duckhorn (Fee estimate)0.34 mi E
In "Fee estimate" for 9.3 yr (since Aug 10, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($35,429,290 declared valuation across 1 permit).
- Natomas III Apartments (Finaled / completed)0.47 mi NE
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
Entity-resolved builders & contractors in ½ mile: Sst Construction (2 on parcel, 2 in ½ mi · Electrical / panel); Fo Kitchen And Baths General Contractor (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Katerra Construction (29 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (15 in ½ mi · Remodel / interior alteration); The Spanos (7 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2227896 | Plumbing / water heater / sewer | Finaled | Iss. Jan 3, 2023 | $8,000 | MASTER BATH NON-STRUCTURAL REMODEL. REPLACE LIKE FOR LIKE TUB AND VALVE, REPLACE COUNTERTOP, NEW SINK AND FAUCET, AND IN… |
| RES-2117690 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 13, 2021 | $12,900 | E-Permit: Shower/Tub Replacement. |
| RES-2002049 | Electrical / panel | Finaled | Iss. Feb 6, 2020 | $1,300 | AA: existing panel 150 Amps - Overhead service, new main panel 100 Amps, N/A weather head/masthead work, main breaker re… |
| RES-1925585 | Solar / battery storage | Finaled | Iss. Jan 2, 2020 | $30,901 | 6.867kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |