35 Brookbay Way
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63660, -121.46853
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $445,000 ($392,000–$498,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$111,789 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jan 5, 2026).
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: New home at 5 Brookbay Way (400 ft W, issued). 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 (~$5,523/yr at $445,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$460/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:
- 3,549 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 35 BROOKBAY WAY; 35 BROOKBAY WAY UNIT 2 UNIT 2
Zoning & Land Use
R-1A — 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: $392,000 – $498,000 · 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
- New home at 5 Brookbay Way (Issued)400 ft W
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 132 Silver Eagle Rd (Entitled)0.48 mi S
In "Entitled" for 2.3 yr (since Jul 11, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 9 Brookbay Way (Issued)360 ft W
Active in "Issued" for 4.2 yr (first record Aug 31, 2022) with no new permit activity recorded in 17 mo.
- New home at 17 Zapata Ct (Issued)390 ft W
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Walter Weston Keusder (2 on parcel, 37 in ½ mi · New single-family home); Cec 1 (106 in ½ mi · New single-family home); Ti Builders (8 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (5 in ½ mi · Commercial tenant improvement); Dynamic Trades (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522662 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jan 5, 2026 | $97,208 | “Shelf-Ready ADU Submittal EPC - 559 sf ADU / 39 sf Patio / 9 sf Utility w Fire Sprinklers. PV Solar Exempt. Carbon mon… |
| RES-2506168 | New single-family home | Finaled | Iss. Jun 5, 2025 | $291,277 | New, Plan Number House 1B Elevation 24'-10", Single Family, 2 Story, R-3 Residential, 1-2 family, mp-2416854, 660 1st Fl… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).