2433 Ethan Way
Sacramento 95825 · Swanston Estates · City of Sacramento · Coordinates: 38.61020, -121.42034
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $404,000 ($356,000–$452,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,724 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 24, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 28% of the lot of the parcel intersects Zone X: minimal flood hazard. 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: Glenrose Townhomes Time Extension (0.37 mi NW, 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 (~$5,056/yr at $404,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$421/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03394
- Addresses on lot:
- 2433 ETHAN WAY
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential 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: minimal flood hazard (about 28% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 49% of the lot); Zone X: reduced flood risk due to levee (about 24% of the lot) · FIRM panel 06067C0181H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $356,000 – $452,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- Glenrose Townhomes Time Extension (Entitled)0.37 mi NW
In "Entitled" for 6.7 yr (since Mar 10, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Villa of Ethan (Entitled)270 ft S
In "Entitled" for 4.2 yr (since Sep 9, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (5 housing units across 0 permits).
- New home at 2390 Connie Dr (Fee estimate)410 ft SW
In "Fee estimate" for 5.2 yr (since Sep 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Dobbins Way JADU (Entitled)0.49 mi NW
In "Entitled" for 3.5 yr (since May 24, 2023), 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: A Better Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Slc (3 in ½ mi · Remodel / interior alteration); Quality First Home Improvement (3 in ½ mi · Remodel / interior alteration); Richard Sanders General Contractor (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2420993 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 24, 2024 | $1,967 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2120387 | Plumbing / water heater / sewer | Finaled | Iss. Sep 20, 2021 | $4,392 | E-Permit: Sewer Service replacement or repair, Trenchless 40 L.F. |
| RES-1815658 | Remodel / interior alteration | Finaled | Iss. Aug 14, 2018 | $25,999 | EXPEDITED - REMODEL OF ENTIRE RESIDENCE TO ADD BEDROOM AND BATHROOM. EXISTING 2BD/1BA TO BE CONVERTED TO 3BD/2BA (WITH M… |