5870 Waterash Way
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48053, -121.43377
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 $484,000 ($426,000–$542,000).
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 8,175 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 19, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.42 mi SW, 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 (~$5,968/yr at $484,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$497/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:
- 8,175 sq ft (0.19 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03117
- Addresses on lot:
- 5870 WATERASH WAY; 5870 WATERASH WAY # 80 # 80; 5880 WATERASH 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 8,175 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: $426,000 – $542,000 · 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 SW
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 5517 Wardell Way (Issued)0.24 mi W
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: Najolia Enterprises (2 on parcel, 2 in ½ mi · HVAC / heat pump); Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · HVAC / heat pump); Jim Moylen Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Eagle International (1 on parcel, 1 in ½ mi · HVAC / heat pump); Pacific Building (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512958 | HVAC / heat pump | Finaled | Iss. Jun 19, 2025 | $2,000 | Change-out installation of Electric - 040 gallon to Electric Heat Pump 50 gallons +, located inside building, screening … |
| RES-2021636 | Remodel / interior alteration | Finaled | Iss. Nov 23, 2020 | $3,000 | Additional work to RES-2019654 to include re-wiring garage and replacing water heater. Smoke & Carbon Monoxide Alarms r… |
| RES-2019654 | HVAC / heat pump | Finaled | Iss. Oct 29, 2020 | $61,269 | Non-structural fire damage repair to remove and replace fire/smoke damaged finishes, including insulation, drywall, plum… |
| RES-1912828 | Roof replacement | Finaled | Iss. Jul 10, 2019 | $15,850 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 34 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |