3618 Viader Way
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63493, -121.53188
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 $582,000 ($512,000–$652,000).
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 (+$41,432 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 6, 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 (0.38 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 (~$7,085/yr at $582,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$590/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:
- 8,532 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 3618 VIADER 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 8,532 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: $512,000 – $652,000 · 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)0.38 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)0.38 mi N
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)0.46 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).
- Panattoni Development Estimate (Finaled / completed)0.45 mi NE
High-impact scale ($14,442,649 declared valuation across 36 permits).
Entity-resolved builders & contractors in ½ mile: PBC Enterprises (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Rad Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Phillip Isaacs Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Rick Whites Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Huft Heating And Air Conditioning (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-2325901 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 6, 2023 | $3,300 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2114501 | Addition (adds square footage) | Finaled | Iss. Aug 17, 2021 | $37,386 | EPC - Patio Enclosure 5-5-5 Install new 192 SQ FT Enclosed Patio Cover with electrical. Non condition non-habitable. C… |
| RES-2012846 | Plan revision / deferred submittal | Expired Application | App. Jul 22, 2020 | — | EPC - REVISION TO RES-2005513: RELOCATE EXTERIOR MAN DOOR |
| RES-2005513 | Addition (adds square footage) | Finaled | Iss. May 8, 2020 | $30,000 | EPC - Covert approximately 240 SF of existing non-habitable garage space into habitable living space. And build a new 86… |