5166 Pomegranate Ave
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48393, -121.44232
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $411,000 ($362,000–$460,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,583 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 31, 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: 1% annual chance flood, depth under 1 foot)
about 10% of the lot of the parcel intersects Zone X: 1% annual chance flood, depth under 1 foot. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 5517 Wardell Way (0.39 mi SE, 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 (~$5,135/yr at $411,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$428/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5166 POMEGRANATE AVE; 5176 POMEGRANATE AVE
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 lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 9,583 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: 1% annual chance flood, depth under 1 foot (about 10% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 90% 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: $362,000 – $460,000 · 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
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (7 housing units across completed, permitted, and pipeline stages) and 185 total building permits recorded within ½ mile.
- New construction1 permit
- Adds housing (ADU)6 permits (6 units)
- Demolition1 permit
- Additions & renovations14 permits
- Building systems158 permits
- Repairs1 permit
- Other4 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5517 Wardell Way (Issued)0.39 mi SE
Active in "Issued" for 22 mo (first record Jan 27, 2025) with no new permit activity recorded in 10 mo.
Entity-resolved builders & contractors in ½ mile: Legacy 1 (1 on parcel, 1 in ½ mi · Roof replacement); A Five Star Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Golden Aire (1 on parcel, 1 in ½ mi · HVAC / heat pump); Macs Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Yancey (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616548 | HVAC / heat pump | Issued | Iss. Jul 31, 2026 | $11,400 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2523495 | Plumbing / water heater / sewer | Finaled | Iss. Nov 10, 2025 | $2,300 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. Water … |
| RES-2520133 | Roof replacement | Finaled | Iss. Sep 24, 2025 | $20,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2311119 | HVAC / heat pump | Finaled | Iss. Jun 1, 2023 | $9,207 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2225133 | Plumbing / water heater / sewer | Finaled | Iss. Nov 28, 2022 | $3,400 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |