3848 Aetna Springs Way
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63953, -121.53381
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 $543,000 ($478,000–$608,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 7, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 51 Groth Cir (350 ft NE, applied). 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 6,332 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 3848 AETNA SPRINGS WAY
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 6,332 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: $478,000 – $608,000 · 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
- Accessory dwelling unit at 51 Groth Cir (Applied)350 ft NE
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.
- Duckhorn Drive Apartments (Entitled)0.46 mi E
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).
- Gateway West - Gas Station/QSR Drive-Thru (Fee estimate)0.29 mi NE
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,380,708 declared valuation across 1 permit).
- Gateway West - Retail & Restaurant (Fee estimate)0.33 mi NE
In "Fee estimate" for 9.6 yr (since Mar 23, 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 ($2,909,730 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Sunelectric (1 on parcel, 1 in ½ mi · Solar / battery storage); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); A Cool Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); K Hovnanian Companies Of California (25 in ½ mi · New single-family home); Brooke Electric (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412563 | HVAC / heat pump | Finaled | Iss. Jun 7, 2024 | $17,495 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2217408 | Plumbing / water heater / sewer | Finaled | Iss. Aug 17, 2022 | $4,500 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2201522 | Solar / battery storage | Finaled | Iss. Jan 21, 2022 | $57,269 | 13.32kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |