108 Creekside Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47910, -121.45875
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 $399,000 ($351,000–$447,000).
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 (+$31,453 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 7, 2026).
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))
about 85% 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7656 Detroit Blvd (0.48 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 (~$4,999/yr at $399,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$417/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:
- 108 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: 0.2% annual chance flood hazard (shaded X) (about 85% of the lot); Zone X: reduced flood risk due to levee (about 15% 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: $351,000 – $447,000 · 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)0.48 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.
- Accessory dwelling unit at 7551 Mandy Dr (In review)0.28 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).
- 3990 Deer Run Way ADU (Entitled)0.37 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 3970 Deer Run Way (Issued)0.37 mi S
Active in "Issued" for 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 4.8 yr.
Entity-resolved builders & contractors in ½ mile: Eagle International (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Ilum Solar (2 on parcel, 2 in ½ mi · Electrical / panel); Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Solar / battery storage); The Gb Group (7 in ½ mi · Commercial tenant improvement); F And T Investments (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2622367 | Electrical / panel | Issued | Iss. Oct 7, 2026 | $1,300 | E-Permit: existing panel 100 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work, main b… |
| RES-2620416 | Solar / battery storage | Finaled | Iss. Sep 18, 2026 | $32,300 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2511556 | Solar / battery storage | Finaled | Iss. Jun 4, 2025 | $10,978 | Reviewed by SolarApp+ 4kw Solar PV System, 0 kw PV Storage System Size and nullgal Solar WH System (water heater install… |
| RES-2507823 | Plumbing / water heater / sewer | Finaled | Iss. Apr 17, 2025 | $2,500 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |