289 Dragonfly Cir
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.62974, -121.52462
Executive Verdict · Public-Records Synthesis
Zoned R-2A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $501,000 ($441,000–$561,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Sep 23, 2025, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 3360 - 3540 Duckhorn (0.27 mi N, 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 (~$6,161/yr at $501,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$513/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:
- 3,371 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 289 DRAGONFLY CIR
Zoning & Land Use
R-2A-PUD — Multi-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-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), not a single-family residential 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: $441,000 – $561,000 · 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
- 3360 - 3540 Duckhorn (Fee estimate)0.27 mi N
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).
- New home at 3584 E Commerce Way (Issued)0.49 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 3628 E Commerce Way (Finaled / completed)0.5 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: Four Ace Electrical Services (2 on parcel, 2 in ½ mi · Electrical / panel); Sliman West (23 in ½ mi · New single-family home); Katerra Construction (20 in ½ mi · New multifamily / condos / mixed-use); Bkb Construction (13 in ½ mi · Remodel / interior alteration); Connected Technology (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519952 | Remodel / interior alteration | Finaled | Iss. Sep 23, 2025 | $1,500 | EV Charger Permit: EV charger installation of 50 amps, 240 VAC, NEMA 14-50. EV charger outlet inside the garage=6 feet … |
| RES-2418825 | Electrical / panel | Expired Permit | Iss. Aug 23, 2024 | $1,500 | E-Permit: - Underground service, adding 1 outlets (240V). |