Creeks Edge Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48475, -121.45701
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 $429,000 ($378,000–$480,000).
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 (+$33,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Apr 17, 2026).
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))
about 2% 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
Roof replacement (COM-2202775): Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
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 (0.22 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 (~$5,341/yr at $429,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$445/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:
- 277,477 sq ft (6.37 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03108
- Addresses on lot:
- 103 CREEKS EDGE WAY; 103 CREEKS EDGE WAY # A # A; 103 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: 0.2% annual chance flood hazard (shaded X) (about 2% of the lot); Zone X: reduced flood risk due to levee (about 37% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 61% 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: $378,000 – $480,000 · 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
- Roof replacement (COM-2202775) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Roof replacement (COM-2112631) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.22 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).
- General repair (COM-2520305) (Finaled)On this parcel
Issued after 1 mo (3.2× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Entity-resolved builders & contractors in ½ mile: Express Plumbing And Rooter (12 on parcel, 12 in ½ mi · Plumbing / water heater / sewer); The Gb Group (3 on parcel, 10 in ½ mi · Addition (adds square footage)); D 7 Roofing Services (5 on parcel, 5 in ½ mi · Roof replacement); Cames Roofing (4 on parcel, 4 in ½ mi · Roof replacement); Jon K Takata (3 on parcel, 3 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (35 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607596 | Plumbing / water heater / sewer | Finaled | Iss. Apr 17, 2026 | $3,464 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2607593 | Plumbing / water heater / sewer | Finaled | Iss. Apr 17, 2026 | $3,464 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2606970 | 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. |
| COM-2606967 | 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. |