5989 Mack Rd
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47539, -121.43271
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 $409,000 ($360,000–$458,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 14, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 26% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.37 mi W, 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 (~$5,113/yr at $409,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$426/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:
- 184,259 sq ft (4.23 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03117
- Addresses on lot:
- 5975 MACK RD; 5989 MACK RD
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 26% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 17% 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 54% 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: $360,000 – $458,000 · 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)0.37 mi W
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.
- Homekey - Woodsprings Hotel Conversion to Affordable Housing (Finaled / completed)0.35 mi E
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
- Accessory dwelling unit at 10 Monaghan Cir (In review)0.46 mi SW
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 5517 Wardell Way (Issued)0.4 mi NW
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: Americas Vinyl Exteriors (1 on parcel, 3 in ½ mi · Remodel / interior alteration); James E Williams And Son (2 on parcel, 2 in ½ mi · Windows / doors / siding); East Coast Builders (13 in ½ mi · Commercial tenant improvement); Pacific Building (6 in ½ mi · New commercial / non-residential building); The Gb Group (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2014380 | Windows / doors / siding | Finaled | Iss. Aug 14, 2020 | $45,000 | UNITS 5951 - 5969 REPLACE SIDING AND TRIM. NO CHANGES TO DESIGN, PAINT TO MATCH. Carbon monoxide & Smoke alarms required… |
| COM-1909320 | Windows / doors / siding | Finaled | Iss. May 23, 2019 | $45,000 | Replace all T1-11 and lap siding and trim for units 5901, 5903, 5905, 5909, 5911, 5913, 5915, 5917, 5919,and 5921 like f… |
| COM-1707269 | Pool / spa | Finaled | Iss. May 4, 2017 | $20,000 | Pool demolition and FILL IN of ( 2 Swimming POOLS) Pool equipment to be disconnected, 2 holes to be punched in deep en… |
| COM-1611956 | Roof replacement | Finaled | Iss. Jul 28, 2016 | $42,228 | Do partial siding repairs on T1-11 GARAGE UNITS ONLY!!! Install 37 squares of fiber cement siding on the garages for uni… |