2822 Screech Owl Way
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.63265, -121.52625
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 $569,000 ($501,000–$637,000).
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 (+$30,238 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 31, 2021).
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)
- ! Delayed or open permit activity on this parcel
Pool / spa (RES-2113448): Issued after 2 mo (14.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2587 Buzz Aldrin Way (0.49 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 (~$6,937/yr at $569,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$578/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:
- 8,245 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 2822 SCREECH OWL WAY
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: $501,000 – $637,000 · 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
- Pool / spa (RES-2113448) (Finaled)On this parcel
Issued after 2 mo (14.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- 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.
- New home at 3584 E Commerce Way (Issued)0.5 mi E
Active in "Issued" for 4.3 yr (first record Jul 16, 2022) with no new permit activity recorded in 4.1 yr.
- Natomas II (Finaled / completed)0.4 mi NE
High-impact scale (83 housing units, $13,728,015 declared valuation across 61 permits).
Entity-resolved builders & contractors in ½ mile: In The Water (1 on parcel, 2 in ½ mi · Pool / spa); Big Mountain Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Beazer Homes (68 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 (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2113448 | Pool / spa | Finaled | Iss. Aug 31, 2021 | $75,595 | EPC - In-Ground Gunite Swimming Pool and Spa and associated pool equipment . Carbon monoxide & Smoke alarms required. R… |
| RES-1909200 | HVAC / heat pump | Expired Permit | Iss. May 22, 2019 | $11,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |