7 Creeks Edge Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48435, -121.45589
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.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 31 documented municipal building permits on file
On-parcel permit history is indexed through Jan 6, 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 8% 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7551 Mandy Dr (0.26 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 (~$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:
- 163,785 sq ft (3.76 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03108
- Addresses on lot:
- 17 CREEKS EDGE WAY; 17 CREEKS EDGE WAY # A # A; 17 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 8% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 92% 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)0.26 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)0.41 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)0.37 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Express Plumbing And Rooter (18 on parcel, 18 in ½ mi · Plumbing / water heater / sewer); The Gb Group (4 on parcel, 10 in ½ mi · Addition (adds square footage)); D 7 Roofing Services (2 on parcel, 2 in ½ mi · Roof replacement); Kustom Us (1 on parcel, 1 in ½ mi · HVAC / heat pump); Cames Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (31 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600241 | Plumbing / water heater / sewer | Finaled | Iss. Jan 6, 2026 | $3,464 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2600239 | Plumbing / water heater / sewer | Finaled | Iss. Jan 6, 2026 | $6,929 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2516099 | Plumbing / water heater / sewer | Finaled | Iss. Jul 31, 2025 | $3,498 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2509113 | Plumbing / water heater / sewer | Finaled | Iss. May 5, 2025 | $3,467 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |