3987 Giarre Way
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64661, -121.55081
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $670,000 ($590,000–$750,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$19,236 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 26, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (New home at 4203 Olga Bay Ln)
0.43 mi NW in "Finaled / completed" stage — High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$8,088/yr at $670,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$674/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:
- 5,898 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03325
- Addresses on lot:
- 3987 GIARRE WAY
Zoning & Land Use
R-1-PUD — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 5,898 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $590,000 – $750,000 · 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 4203 Olga Bay Ln (Finaled / completed)0.43 mi NW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Gilmore Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Capital City Solar Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); K Hovnanian Companies Of California (662 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2427811 | Solar / battery storage | Finaled | Iss. Dec 26, 2024 | $34,870 | INSTALL ESS. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection… |
| RES-2308821 | HVAC / heat pump | Finaled | Iss. May 3, 2023 | $12,322 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2225545 | Plumbing / water heater / sewer | Finaled | Iss. Nov 30, 2022 | $6,933 | Change-out installation of Gas - Tankless to Electric - 052 gallon, located outside building, screened by the Building a… |
| RES-2008916 | HVAC / heat pump | Expired Permit | Iss. May 27, 2020 | $12,322 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |