5445 Mack Rd
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47505, -121.43831
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $413,000 ($363,000–$463,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Jun 3, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 4% of the lot of lot)
Zone AH: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Roof replacement (COM-2604446): Issued after 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.11 mi NW, 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 (~$5,158/yr at $413,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$430/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:
- 179,467 sq ft (4.12 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03117
- Addresses on lot:
- 5405 MACK RD; 5405 MACK RD # 10 # 10; 5405 MACK RD # 1 # 1
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 3% 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: $363,000 – $463,000 · 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)0.11 mi NW
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.
- Roof replacement (COM-2604446) (Issued)On this parcel
Issued after 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Accessory dwelling unit at 5095 Summerbrook Way (In review)0.37 mi W
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 10 Monaghan Cir (In review)0.4 mi 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).
Entity-resolved builders & contractors in ½ mile: Del Valle Custom Pools (3 on parcel, 3 in ½ mi · Pool / spa); Prietos Roof Removal (2 on parcel, 2 in ½ mi · Roof replacement); Marins Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Aaa National Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Crown Plumbing And Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2604446 | Roof replacement | Issued | Iss. Jun 3, 2026 | $50,000 | HSG #25-046277: Repairs to interior of apartment #80 Due to fire / smoke damage. Repairs are to include interior finishe… |
| COM-2418090 | Roof replacement | Finaled | Iss. Aug 14, 2024 | $58,000 | New permit required for expired permit COM-2411667 (Expired) roof repairs/replacement $55,000 unit #14 repairs to the ce… |
| COM-2411667 | Roof replacement | Expired Permit | Iss. Jun 3, 2024 | $58,000 | roof repairs/replacement $55,000 unit #14 repairs to the ceiling from water damage $1200 Unit #13 replacement windows … |
| RES-2411660 | Roof replacement | Void | App. May 29, 2024 | $58,000 | roof repairs/replacement $55,000 unit #14 repairs to the ceiling from water damage $1200 Unit #13 replacement windows … |