938 Brierglen Way
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63291, -121.48347
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 $522,000 ($459,000–$585,000).
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 (+$5,844 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 17, 2024).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.38 mi SW, 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 (~$6,401/yr at $522,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$533/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03225
- Addresses on lot:
- 938 BRIERGLEN WAY
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0063J, 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: $459,000 – $585,000 · 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
- Twin River Workforce Housing (Fee estimate)0.38 mi SW
In "Fee estimate" for 15 mo (since Aug 25, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (115 housing units, $32,315,300 declared valuation across 1 permit).
- Accessory dwelling unit at 1273 Old W Dr (In review)0.42 mi W
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). habitable_sq_ft changed to "620" in snapshot Nov 1, 2026.
- New home at 3616 Larchwood Dr (Finaled / completed)0.38 mi E
High-impact scale (1 housing unit, 1 deed-restricted affordable, $106,029 declared valuation across 12 permits).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Plumber Hero (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Slama Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2407714 | Remodel / interior alteration | Finaled | Iss. Apr 17, 2024 | $1,430 | INSTALL JUICE BOX 32 WALL CONNECTOR All supply side connections, main breaker change-out, and/or panel upgrade will req… |
| RES-2323503 | Roof replacement | Expired Permit | Iss. Nov 3, 2023 | $14,000 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-1905298 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 27, 2019 | $10,000 | AA: Sewer Service replacement or repair, Trenchless 45 L.F.. Carbon monoxide & Smoke alarms required. Reference CRC sect… |
| RES-1903253 | HVAC / heat pump | Finaled | Iss. Feb 23, 2019 | $5,959 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |