801 Barros Dr
Sacramento 95835 · Valleyview Acres · City of Sacramento · Coordinates: 38.66339, -121.48106
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 $641,000 ($564,000–$718,000).
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 (+$5,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 6, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4800 Kenmar Rd (0.46 mi S, 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 (~$7,757/yr at $641,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$646/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:
- 41,382 sq ft (0.95 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03387
- Addresses on lot:
- 801 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: $564,000 – $718,000 · 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 home at 4800 Kenmar Rd (In review)0.46 mi S
In "In review" for 11 mo (since Dec 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - 2 SHARED PLANS ADU 1199SF, 144SF FRONT PORCH, 136SF REAR PORCH, 3.69KW SOLAR KW SYSTEM. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” Shared plans reviewed under RES-2605213. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
- 5100 Carey Rd SB9 (Entitled)0.16 mi SW
In "Entitled" for 3.6 yr (since Apr 7, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 5010 Tunis New SFR & ADU Conversion (Entitled)0.24 mi SE
In "Entitled" for 5.2 yr (since Sep 15, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 5010 Tunis New SFR & ADU Conversion (Entitled)0.24 mi SE
In "Entitled" for 5.2 yr (since Sep 15, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Barnett Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ilum Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Vine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Meritage Homes Of California (19 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-2318996 | HVAC / heat pump | Expired Permit | Iss. Sep 6, 2023 | $9,500 | Change-out Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2309737 | Electrical / panel | Finaled | Iss. May 18, 2023 | $3,541 | INSTALL 2 SWITCHES IN OPEN GARAGE, RELOCATE 2 SWITHCES IN STUDIO TO OUTER WALL, INSTALL 3 TANDEM BREAKERS AND 1 QUAD BRE… |
| RES-2226321 | HVAC / heat pump | Finaled | Iss. Dec 9, 2022 | $9,350 | Change-out w/new ducts Split System to Mini-Split System. The existing unit shall be removed. The new unit shall be plac… |
| RES-1817217 | Solar / battery storage | Finaled | Iss. Sep 10, 2018 | $6,000 | 3.05kw Solar PV System, Where scope of work includes a main breaker change-out and/or panel upgrade, ALL supply side con… |