77 Goose Haven Ct
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64664, -121.53276
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 $605,000 ($532,000–$678,000).
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 (+$51,228 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 28, 2026).
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: Accessory dwelling unit at 51 Groth Cir (0.43 mi S, 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 (~$7,347/yr at $605,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$612/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:
- 9,632 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 77 GOOSE HAVEN CT
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: $532,000 – $678,000 · 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)0.43 mi S
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.
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.25 mi N
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Fairfield by Marriott Hotel (Issued)0.48 mi N
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
- Provence - BLDG 4 (Finaled / completed)0.49 mi NE
High-impact scale (6 housing units, $327,574 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Premier Pools (1 on parcel, 7 in ½ mi · Pool / spa); Alvarez Quality Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Yancey (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2610925 | Electrical / panel | Finaled | Iss. May 28, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main b… |
| RES-2526274 | Solar / battery storage | Finaled | Iss. Jan 14, 2026 | $50,772 | 14.175kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). |
| RES-2403505 | Plumbing / water heater / sewer | Finaled | Iss. Feb 16, 2024 | $6,800 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2118153 | Pool / spa | Finaled | Iss. Aug 23, 2021 | $67,000 | EXPEDITED - EOTC - EPC - New 405sqft gunite swimming pool. Carbon monoxide & Smoke alarms required. Reference CRC sectio… |