24 Costa Brase Ct
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65576, -121.46513
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $432,000 ($380,000–$484,000).
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 (+$23,130 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 7, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Sandhu Residence (510 ft SE, 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 4,550 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 24 COSTA BRASE CT
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0064J, 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: $380,000 – $484,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Sandhu Residence (Entitled)510 ft SE
In "Entitled" for 4.1 yr (since Oct 11, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Xiong Residence (Entitled)0.39 mi NE
In "Entitled" for 15 mo (since Aug 5, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes at 5107 Alii Way (Entitled)0.49 mi NE
In "Entitled" for 22 mo (since Jan 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home at 230 Main Ave (Issued)0.12 mi SE
Active in "Issued" for 3.2 yr (first record Sep 5, 2023) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: Infinity Energy (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Diamond Solar Solutions (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · HVAC / heat pump); Kaylar Construction (4 in ½ mi · New single-family home); Premier Pools (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2313963 | HVAC / heat pump | Finaled | Iss. Jul 7, 2023 | $14,370 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2309144 | Remodel / interior alteration | Finaled | Iss. May 9, 2023 | $14,380 | We are adding 1 enphase 10 kw battery to an existing system Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| RES-2227237 | Solar / battery storage | Finaled | Iss. Dec 23, 2022 | $10,250 | 8.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). upgrading this customers existing solar s… |
| RES-2208288 | Plan revision / deferred submittal | Complete | App. Apr 19, 2022 | $25,000 | REVISION TO Res-2205706UPDATED THE LOCATION OF THE COMBINER BOX AND AC DISCONNECT AS PER INSTALL UPDATED ELEVATION AS PE… |