5565 Great Smokey St
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47053, -121.43695
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 $437,000 ($385,000–$489,000).
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 6,600 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$6,494 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 12, 2022).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.42 mi N, 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 (~$5,432/yr at $437,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$453/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:
- 6,600 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5565 GREAT SMOKEY ST
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 6,600 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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0306H, 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: $385,000 – $489,000 · 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 105 Thatcher Cir (Issued)0.42 mi N
Active in "Issued" for 23 mo (first record Dec 17, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 10 Monaghan Cir (In review)400 ft S
In "In review" for 3 mo (since Aug 5, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5095 Summerbrook Way (In review)0.46 mi NW
In "In review" for 4 mo (since Jul 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 21 Paramount Cir (Issued)0.18 mi S
Active in "Issued" for 13 mo (first record Oct 6, 2025) with no new permit activity recorded in 8 mo.
Entity-resolved builders & contractors in ½ mile: Grid Alternatives (1 on parcel, 1 in ½ mi · Solar / battery storage); Sierra Valley Home (1 on parcel, 1 in ½ mi · Roof replacement); Abes Aaa Plus (1 on parcel, 1 in ½ mi · Roof replacement); Sacramento Electric (1 on parcel, 1 in ½ mi · Electrical / panel); East Coast Builders (27 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2226459 | Electrical / panel | Finaled | Iss. Dec 12, 2022 | $1,450 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work, adding… |
| RES-2019809 | Solar / battery storage | Finaled | Iss. Oct 29, 2020 | $18,988 | 4.650kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breake… |
| RES-2017804 | Roof replacement | Finaled | Iss. Sep 29, 2020 | $3,440 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 8 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-1720439 | Roof replacement | Finaled | Iss. Nov 3, 2017 | $8,940 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |