5561 Crystal Hill Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45159, -121.43795
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 $429,000 ($378,000–$480,000).
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 5,720 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
- ✓ Documented permitted upgrades (+$3,168 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 6, 2017).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1709438): Pending in review for 9.4 yr (84.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 8285 Anton Way ADU (0.48 mi NW, 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 (~$5,341/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:
- 5,720 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5561 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 5,720 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: $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
- Plan revision / deferred submittal (SUB-1709438) (Abandoned)On this parcel
Pending in review for 9.4 yr (84.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Remodel / interior alteration (RES-1709557) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- 8285 Anton Way ADU (Entitled)0.48 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Ardell Lamond Harrison (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Syncon Homes Of California (57 in ½ mi · New single-family home); Clark Wagaman Designs (6 in ½ mi · Addition (adds square footage)); PBC Enterprises (5 in ½ mi · Addition (adds square footage)); Home Depot USA (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1718575 | Plan revision / deferred submittal | Complete | App. Oct 6, 2017 | — | revision to RES-1709557 to remove proposed 200 amp msp upgrade from plans, existing panel to remain |
| RES-1709557 | Remodel / interior alteration | Finaled | Iss. Jul 25, 2017 | $9,000 | EPC Submittal - Remodel of Residential Building - 400 SF OF WORK AREA INSTALL NEW 125 SUB PANELL,INSTALL NEW BALLAST, L… |
| SUB-1709438 | Plan revision / deferred submittal | Abandoned | App. Jun 3, 2017 | $9,000 | EPC Submittal - Remodel of Residential Building - 400 SF OF WORK AREA INSTALL NEW 125 SUB PANELL INSTALL NEW BALLAST, LI… |