82 Creeks Edge Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48520, -121.45783
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 $396,000 ($348,000–$444,000).
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
- ✓ 21 documented municipal building permits on file
On-parcel permit history is indexed through Apr 13, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
about 50% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7551 Mandy Dr (0.21 mi SW, 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 (~$4,964/yr at $396,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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:
- 305,791 sq ft (7.02 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03175
- Addresses on lot:
- 102 CREEKS EDGE WAY; 102 CREEKS EDGE WAY # A # A; 102 CREEKS EDGE WAY # B # B
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: reduced flood risk due to levee (about 50% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 49% 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: $348,000 – $444,000 · 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
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.21 mi SW
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)0.31 mi N
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 21 Bushwood Ct (Issued)0.49 mi W
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 3.9 yr.
- Accessory dwelling unit at 3907 Sequoia Way (Issued)0.28 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: D 7 Roofing Services (8 on parcel, 8 in ½ mi · Roof replacement); Express Plumbing And Rooter (7 on parcel, 7 in ½ mi · Plumbing / water heater / sewer); Cames Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Universal Security And Fire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Consolidated Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (21 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2607274 | HVAC / heat pump | Finaled | Iss. Apr 13, 2026 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| COM-2606977 | Plumbing / water heater / sewer | Finaled | Iss. Apr 9, 2026 | $3,464 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2605672 | HVAC / heat pump | Finaled | Iss. Mar 23, 2026 | $9,887 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| COM-2514921 | Plumbing / water heater / sewer | Finaled | Iss. Jul 16, 2025 | $3,465 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |