861 Barros Dr
Sacramento 95835 · Valleyview Acres · City of Sacramento · Coordinates: 38.66336, -121.48369
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 $636,000 ($560,000–$712,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 22, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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-2102098): Issued after 8 mo (5.1× 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5101 Garza St (0.42 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 (~$7,700/yr at $636,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$642/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:
- 43,560 sq ft (1.00 ac)
- Assessor use:
- Residential · Single Family · Rural Home (Under 2ac)
- Tax rate area:
- 03387
- Addresses on lot:
- 861 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: $560,000 – $712,000 · 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
- New single-family home (RES-2102098) (Finaled)On this parcel
Issued after 8 mo (5.1× 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 5101 Garza St (In review)0.42 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)0.42 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)0.42 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: Bhandal Construction (1 on parcel, 1 in ½ mi · New single-family home); The Design Build (1 on parcel, 1 in ½ mi · Solar / battery storage); TNHC Realty And Construction (61 in ½ mi · New single-family home); Meritage Homes Of California (23 in ½ mi · New single-family home); Beazer Homes (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2215492 | Solar / battery storage | Expired Application | App. Jul 22, 2022 | $15,000 | 4.98kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker… |
| RES-2125407 | Plan revision / deferred submittal | Complete | App. Dec 1, 2021 | — | EPC - REVISION TO RES-2102098 Proposed roof material changed to concrete tile, strong wall removed and revised, steel p… |
| RES-2102098 | New single-family home | Finaled | Iss. Sep 20, 2021 | $604,216 | EPC - NEW SINGLE FAMILY HOME (5 BED, 5 BATH) 4196 SQ FT, GARAGE 1 489 SQ FT, GARAGE 2 436 SQ FT AND PATIO COVER 1163 SQ … |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2020, 2022).