2339 Aerostar Way
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63886, -121.51538
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 $517,000 ($455,000–$579,000).
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
- ✓ Documented permitted upgrades (+$19,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 14, 2020).
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
New single-family home (RES-1811291): Issued after 9 mo (5.9× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 3600 Airport Rd (0.37 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 (~$6,344/yr at $517,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$529/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:
- 2,847 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03314
- Addresses on lot:
- 2339 AEROSTAR 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: $455,000 – $579,000 · 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 single-family home (RES-1811291) (Finaled)On this parcel
Issued after 9 mo (5.9× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- Yolo Federal Credit Union (Finaled / completed)0.3 mi NW
High-impact scale ($2,500,000 declared valuation across 4 permits). current_status changed to "Certificate of Occupancy" in snapshot Nov 1, 2026.
- New home at 3600 Airport Rd (Fee estimate)0.37 mi S
In "Fee estimate" for 19 mo (since Apr 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Natomas III Apartments (Finaled / completed)0.33 mi W
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
Entity-resolved builders & contractors in ½ mile: Signature Homes (2 on parcel, 130 in ½ mi · New single-family home); Paving (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Beazer Homes (666 in ½ mi · New single-family home); Sliman West (207 in ½ mi · New single-family home); The Spanos (14 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2011944 | Addition (adds square footage) | Finaled | Iss. Jul 14, 2020 | $6,700 | Construct 48sqft attached / pre-engineered patio cover w/ ceiling fan. Smoke & Carbon Monoxide Alarms required per CRC … |
| RES-1811291 | New single-family home | Finaled | Iss. Mar 7, 2019 | $254,021 | PLAN 2 A -NSFR - 2 Story - 1st floor, 927 sf, 2nd floor 1065 sf, attached garage 426 sf, Elevation A-61 sf porch. |
| RES-1802736 | New single-family home | Expired Application | App. Feb 13, 2018 | $245,516 | Plan 2A - NSFR: First Floor 927 sf, Second Floor 1065 sf. Garage 426 sf, Porch 61 sf |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).