28 Creeks Edge Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48377, -121.45607
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 $412,000 ($363,000–$461,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 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 (+$15,706 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Oct 31, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
General repair (RES-2006585): Issued after 5 mo (11.1× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7551 Mandy Dr (0.24 mi W, in review). 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 (~$5,147/yr at $412,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$429/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:
- 436 sq ft (0.01 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03108
- Addresses on lot:
- 28 CREEKS EDGE WAY
Zoning & Land Use
R-3 — Multi-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-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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0302H, 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: $363,000 – $461,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- General repair (RES-2006585) (Withdrawn)On this parcel
Issued after 5 mo (11.1× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.24 mi W
In "In review" for 13 mo (since Oct 28, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 7385 Mandy Dr ADU (Entitled)0.44 mi NW
In "Entitled" for 4.9 yr (since Dec 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3907 Sequoia Way (Issued)0.36 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Vbk Enterprises_dba Construction Solutions (5 on parcel, 5 in ½ mi · Electrical / panel); Mathew Phelps Enterprises (1 on parcel, 1 in ½ mi · General repair); Groundworks California (1 on parcel, 1 in ½ mi · General repair); Kleen Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Advanced Roof Design (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522811 | HVAC / heat pump | Finaled | Iss. Oct 31, 2025 | $13,002 | HVAC Permit-HVAC split system change out, like for like=2.5 tons, 15 SEER, 80%, AFUE 60Ks BTU. The existing unit shall b… |
| RES-2522590 | Remodel / interior alteration | Finaled | Iss. Oct 28, 2025 | $26,747 | Kitchen remodel cabinets, countertops, new appliances. Window C/O (9) retrofit . All work subject to inspections. Water… |
| RES-2516409 | Remodel / interior alteration | Expired Permit | Iss. Aug 5, 2025 | $3,000 | Bathroom Remodel Permit: Change out existing tub and shower valves, like for like. Water conserving fixtures are requir… |
| RES-2516404 | Electrical / panel | Withdrawn | App. Aug 5, 2025 | $3,800 | Electrical Permit: Change out of a 100 amp panel to a 200 amp panel. Carbon monoxide & Smoke alarms required. Referenc… |