3809 Bilsted Way
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63740, -121.51307
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 $534,000 ($470,000–$598,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 22, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 3600 Airport Rd (0.26 mi S, 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 (~$6,538/yr at $534,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$545/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:
- 6,697 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03314
- Addresses on lot:
- 3809 BILSTED 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 6,697 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: $470,000 – $598,000 · 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
- New home at 3600 Airport Rd (Fee estimate)0.26 mi S
In "Fee estimate" for 19 mo (since Apr 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Yolo Federal Credit Union (Finaled / completed)0.46 mi NW
High-impact scale ($2,500,000 declared valuation across 4 permits). current_status changed to "Certificate of Occupancy" in snapshot Nov 1, 2026.
- Natomas III Apartments (Finaled / completed)0.45 mi W
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
- Natomas Fountains- BLDG C + Site (Finaled / completed)0.47 mi E
High-impact scale (48 housing units, $7,215,629 declared valuation across 43 permits).
Entity-resolved builders & contractors in ½ mile: Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Rotoco (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (666 in ½ mi · New single-family home); Sliman West (207 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2610558 | Plumbing / water heater / sewer | Finaled | Iss. May 22, 2026 | $3,800 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2202638 | Plumbing / water heater / sewer | Finaled | Iss. Feb 4, 2022 | $2,088 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2016364 | HVAC / heat pump | Expired Permit | Iss. Sep 10, 2020 | $10,972 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |