5221 Crystal Hill Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45161, -121.44223
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 $463,000 ($407,000–$519,000).
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 5,773 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$37,194 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 13, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: 8285 Anton Way ADU (0.37 mi N, entitled). 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 (~$5,728/yr at $463,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$477/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:
- 5,773 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5221 CRYSTAL HILL WAY
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 5,773 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0305H, 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: $407,000 – $519,000 · 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
- 8285 Anton Way ADU (Entitled)0.37 mi N
In "Entitled" for 5.3 yr (since Jul 13, 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 15 Dempster Ct (Issued)0.38 mi N
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Transform Sr Home Improvement Products (2 on parcel, 2 in ½ mi · Electrical / panel); Energy Savers Insulation (1 on parcel, 1 in ½ mi · Solar / battery storage); Sears Home Improvement Products (1 on parcel, 1 in ½ mi · Windows / doors / siding); Sunroom (1 on parcel, 1 in ½ mi · Addition (adds square footage)); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2417721 | Solar / battery storage | Finaled | Iss. Aug 13, 2024 | $36,700 | Install Tesla Powerwall Battery system to current solar system. |
| RES-2402360 | Plumbing / water heater / sewer | Finaled | Iss. Feb 1, 2024 | $2,700 | Change-out installation of Gas - Tankless to Gas - 040 gallon, located inside building, screening not required. |
| RES-2319155 | Addition (adds square footage) | Finaled | Iss. Sep 11, 2023 | $16,420 | Attached patio cover with no electrical, 288 sf. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & … |
| RES-2309322 | Windows / doors / siding | Finaled | Iss. May 9, 2023 | $9,000 | Take of siding and put stucco on outside of wall. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 &… |
| RES-2119648 |