135 Creekside Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47846, -121.45965
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $377,000 ($332,000–$422,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,956 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 8, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 2% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7656 Detroit Blvd (0.43 mi W, in review). 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 (~$4,748/yr at $377,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$396/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:
- 2,400 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03117
- Addresses on lot:
- 135 CREEKSIDE CIR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 X: reduced flood risk due to levee (about 2% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 98% 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: $332,000 – $422,000 · 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 7656 Detroit Blvd (In review)0.43 mi W
In "In review" for 5 mo (since Jun 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- 3990 Deer Run Way ADU (Entitled)0.31 mi S
In "Entitled" for 5.4 yr (since Jun 17, 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 7551 Mandy Dr (In review)0.31 mi N
In "In review" for 13 mo (since Oct 28, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 0 Detroit Blvd (In review)0.46 mi SW
In "In review" for 8 mo (since Mar 11, 2026), 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: Oracle Construction And Restoration (2 on parcel, 2 in ½ mi · HVAC / heat pump); United Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Calpro Roofing (1 on parcel, 1 in ½ mi · Roof replacement); The Gb Group (7 in ½ mi · Commercial tenant improvement); Pacific Builders (7 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 |
|---|---|---|---|---|---|
| RES-2311414 | HVAC / heat pump | Finaled | Iss. Jun 8, 2023 | $141,708 | Small interior fire repair on upper level no structural damage or modifications (no plans required): Replace drywall and… |
| RES-2311413 | HVAC / heat pump | Void | App. Jun 5, 2023 | $141,708 | Small interior fire repair on upper level no structural damage or modifications (no plans required): Replace drywall and… |
| RES-2100793 | Roof replacement | Finaled | Iss. Jan 13, 2021 | $9,900 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. In-progress i… |
| RES-2024012 | Solar / battery storage | Finaled | Iss. Jan 5, 2021 | $27,654 | Roof Mounted PV 7.9 kW All supply side connections, main breaker change-out, and/or panel upgrade will require a second … |