6498 Surfside Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50922, -121.55405
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $877,000 ($772,000–$982,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 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 (+$173,875 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 18, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 15% of the lot of lot)
Zone AE: 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)
- ! Delayed or open permit activity on this parcel
Pool / spa (RES-2322503): Issued after 3 mo (15.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 6301 Faustino Way (0.44 mi NE, 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 (~$10,448/yr at $877,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$871/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:
- 24,300 sq ft (0.56 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 6498 SURFSIDE WAY
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 15% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 24,300 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 15% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 15% of the lot); Zone X: reduced flood risk due to levee (about 85% of the lot) · FIRM panel 06067C0170H, 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: $772,000 – $982,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- Pool / spa (RES-2322503) (Issued)On this parcel
Issued after 3 mo (15.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- Accessory dwelling unit at 6301 Faustino Way (Issued)0.44 mi NE
Active in "Issued" for 4.3 yr (first record Jul 22, 2022) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- 6572 Harmon Dr ADU Conversion (Entitled)0.11 mi SE
In "Entitled" for 4.8 yr (since Feb 9, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6320 Surfside Way ADU (Entitled)0.24 mi NE
In "Entitled" for 5.2 yr (since Sep 9, 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: Premier Pools Sacramento (1 on parcel, 5 in ½ mi · Pool / spa); Jimenez And Sons General Contractors (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Judson Enterprises (1 on parcel, 1 in ½ mi · Windows / doors / siding); PBC Enterprises (5 in ½ mi · Addition (adds square footage)); Connected Technology (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523783 | Remodel / interior alteration | Finaled | Iss. Nov 18, 2025 | $900 | Install 240v EVSE circuits in garage attached to 200a service panel. Both with 50a breakers. |
| RES-2322503 | Pool / spa | Issued | Iss. Jan 8, 2024 | $214,038 | EOTC- Expedtited- In ground gunite swimming pool and spa with gas line for heat and associated equipment. Carbon monoxid… |
| RES-2318570 | Addition (adds square footage) | Finaled | Iss. Dec 18, 2023 | $200,000 | EPC - New 248 sq ft master bedroom addition and 220SF garage addition. Remodel consists of new windows, new A/C, new El… |
| RES-1619308 | Windows / doors / siding | Finaled | Iss. Dec 1, 2016 | $19,787 | Installing 8 sq ft of vinyl siding over existing T1-11 exterior front of home, Carbon monoxide & Smoke alarms required. … |