3863 Terraview St
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63905, -121.48637
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 $511,000 ($450,000–$572,000).
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 (+$17,822 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Sep 10, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 3740 Cedargate Way ADU (0.25 mi SW, entitled). 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 (~$6,275/yr at $511,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$523/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:
- 5,148 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03150
- Addresses on lot:
- 3863 TERRAVIEW ST
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 06067C0063J, 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: $450,000 – $572,000 · 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
- 3740 Cedargate Way ADU (Entitled)0.25 mi SW
In "Entitled" for 4.9 yr (since Dec 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3736 Cedargate Way (Issued)0.25 mi SW
Active in "Issued" for 4.8 yr (first record Jan 31, 2022) with no new permit activity recorded in 4.1 yr.
- KFC Restaurant with Site Work (Finaled / completed)0.48 mi E
High-impact scale ($1,200,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: DR Horton (1 on parcel, 527 in ½ mi · New single-family home); In The Water (1 on parcel, 3 in ½ mi · Pool / spa); Clark Wagaman Designs (8 in ½ mi · Addition (adds square footage)); Sac Pool Pros Service (6 in ½ mi · Pool / spa); High Energy Electric (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2013986 | Pool / spa | Expired Permit | Iss. Sep 10, 2020 | $46,900 | EPC - SWIMMING POOOL : In-Ground Gunite Swimming Pool @ 480 SF. Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-1922888 | New single-family home | Finaled | Iss. Dec 17, 2019 | $309,273 | Plan 2318 B Lot 151. New 2 story , 4 bedroom single family residence with 4.20 KW solar valued at $7000. 1st floor 999; … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).