3400 Bayou Rd
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66465, -121.54022
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 $567,000 ($499,000–$635,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Mar 5, 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: NE Corner of Del Paso Road & El Centro Road (0.47 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 (~$6,914/yr at $567,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$576/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:
- 3,520 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 3400 BAYOU RD
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: $499,000 – $635,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.47 mi S
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- New home at 189 Delta Bay Cir (Issued)0.45 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 185 Delta Bay Cir (Issued)0.46 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 181 Delta Bay Cir (Issued)0.46 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: DR Horton (2 on parcel, 159 in ½ mi · New single-family home); Illuminate Electric Solutions (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Lennar Homes Of California (35 in ½ mi · New single-family home); Connected Technology (14 in ½ mi · Remodel / interior alteration); Premier Pools (9 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2603924 | Remodel / interior alteration | Finaled | Iss. Mar 5, 2026 | $1,400 | EPC - Install EVCS in garage area. Water conserving fixtures are required to be installed throughout this residence per … |
| RES-1814838 | Plan revision / deferred submittal | Complete | App. Aug 2, 2018 | — | Increase garage slope due to the street and curb elevation difference. Original approved. |
| RES-1811402 | New single-family home | Finaled | Iss. Jul 11, 2018 | $225,268 | Plan 1660 C - NSFR - 2 story - 1st floor 653 sq ft, 2nd floor 1007 sq ft, garage 423 sq. ft. porch 81 sq. ft. All homes… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).