2869 Myotis Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63104, -121.52511
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 $536,000 ($472,000–$600,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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 (+$18,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Jul 5, 2019).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 3584 E Commerce Way (0.47 mi NE, issued). 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 (~$6,560/yr at $536,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$547/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:
- 4,950 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 2869 MYOTIS DR
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: $472,000 – $600,000 · 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 3584 E Commerce Way (Issued)0.47 mi NE
Active in "Issued" for 4.3 yr (first record Jul 16, 2022) with no new permit activity recorded in 4.1 yr.
- New home at 2587 Buzz Aldrin Way (Issued)0.49 mi NE
Active in "Issued" for 7.7 yr (first record Feb 26, 2019) with no new permit activity recorded in 7.7 yr.
- Natomas II (Finaled / completed)0.44 mi NE
High-impact scale (83 housing units, $13,728,015 declared valuation across 61 permits).
- New home at 3628 E Commerce Way (Finaled / completed)0.46 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $172,057 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Quality Sun Screens (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Beazer Homes (36 in ½ mi · New single-family home); Sliman West (36 in ½ mi · New single-family home); Katerra Construction (29 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1912478 | Addition (adds square footage) | Finaled | Iss. Jul 5, 2019 | $7,400 | Installation of an PATIO COVER (attached) @ 338 sf w/ 2 electrical fans and 1 electrical outlet; Smoke alarms and Carb… |