867 Barros Dr
Sacramento 95835 · Valleyview Acres · City of Sacramento · Coordinates: 38.66345, -121.48401
Executive Verdict · Public-Records Synthesis
Zoned RE-1/1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $661,000 ($582,000–$740,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RE-1/1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$36,585 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 29, 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
Addition (adds square footage) (RES-2103708): Issued after 7 mo (5.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5101 Garza St (0.41 mi NW, in review). 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 (~$7,985/yr at $661,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$665/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:
- 19,602 sq ft (0.45 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03387
- Addresses on lot:
- 867 BARROS DR
Zoning & Land Use
RE-1/1 — Rural Estates Zone (R)
2040 General Plan: Rural Residential (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RE (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RE (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Rural Estates Zone.
- SB 9: split into two lotsCan't tell
Zoned RE (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Rural Estates 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 06067C0061J, 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: $582,000 – $740,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- Addition (adds square footage) (RES-2103708) (Finaled)On this parcel
Issued after 7 mo (5.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- New home at 5101 Garza St (In review)0.41 mi NW
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
- New home at 5105 Garza St (In review)0.41 mi NW
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
- New home at 5109 Garza St (Applied)0.41 mi NW
In "Applied" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Northwest Exteriors (3 on parcel, 3 in ½ mi · Windows / doors / siding); C Freeman Development And Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); TNHC Realty And Construction (75 in ½ mi · New single-family home); Meritage Homes Of California (27 in ½ mi · New single-family home); Beazer Homes (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2103708 | Addition (adds square footage) | Finaled | Iss. Sep 29, 2021 | $60,974 | EPC - Adding the Master Suite and extended front entryway (493 Sq. Ft.) to the existing building. Building new foundatio… |
| RES-1723304 | Windows / doors / siding | Expired Permit | Iss. Dec 28, 2017 | $13,250 | Install New Siding on Left, Right and Rear of Home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315… |
| RES-1714289 | Windows / doors / siding | Expired Permit | Iss. Aug 9, 2017 | $10,900 | C/O 13 WINDOWS AND 1 DOOR LIKE FOR LIKE RETROFIT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 &… |
| RES-1713589 | Roof replacement | Finaled | Iss. Jul 31, 2017 | $10,000 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |