3509 Grassy Hollow Walk
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63220, -121.51433
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 $775,000 ($682,000–$868,000).
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 (+$129,022 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 3, 2023).
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-2226160): Issued after 7 mo (4.5× 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 (0.11 mi NE, 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 (~$9,285/yr at $775,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$774/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:
- 3,250 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03314
- Addresses on lot:
- 3509 GRASSY HOLLOW WALK; 3548 EVENING GLADE LOOP
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Employment Mixed Use (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: $682,000 – $868,000 · 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-2226160) (Finaled)On this parcel
Issued after 7 mo (4.5× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- New home at 3600 Airport Rd (Fee estimate)0.11 mi NE
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).
- Accessory dwelling unit (new or conversion) (RES-2226145) (Finaled)On this parcel
Issued after 7 mo (2.1× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Entity-resolved builders & contractors in ½ mile: Sliman West (2 on parcel, 207 in ½ mi · New single-family home); Beazer Homes (348 in ½ mi · New single-family home); Signature Homes (48 in ½ mi · New single-family home); Connected Technology (7 in ½ mi · Remodel / interior alteration); The Spanos (4 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (2 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2226145 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jul 3, 2023 | $127,492 | New, Plan Number Tanzanite Subdivision - ADU / DUETS, Elevation Unit A, Single Family, 2 Story, R-3 Residential, 1-2 fam… |
| RES-2226160 | New single-family home | Finaled | Iss. Jun 29, 2023 | $187,783 | New, Plan Number duets plan 1, Elevation Plan 2, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2121551, 1009 1… |
State HCD Housing Element APR records on this parcel: 4 entries (report years 2023, 2024).