169 Creekside Cir
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47778, -121.45738
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 $370,000 ($326,000–$414,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 1, 2021, 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: reduced flood risk due to levee)
about 5% 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)
- ! Delayed or open permit activity on this parcel
General repair (RES-2107198): Issued after 2 mo (4.0× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 3990 Deer Run Way ADU (0.32 mi SW, entitled). 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 (~$4,668/yr at $370,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$389/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03117
- Addresses on lot:
- 169 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 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 95% 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: $326,000 – $414,000 · 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
- General repair (RES-2107198) (Finaled)On this parcel
Issued after 2 mo (4.0× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
- 3990 Deer Run Way ADU (Entitled)0.32 mi SW
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)0.39 mi NW
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).
- Accessory dwelling unit at 3970 Deer Run Way (Issued)0.32 mi SW
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: Montgomery Structural Lifters (2 on parcel, 2 in ½ mi · General repair); Yancey Home Improvements (1 on parcel, 1 in ½ mi · Roof replacement); A Plus Global System (1 on parcel, 1 in ½ mi · HVAC / heat pump); Woodside 05n (12 in ½ mi · New single-family home); Pacific Builders (8 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2107198 | General repair | Finaled | Iss. Jun 1, 2021 | $6,100 | EPC - Foundation Repair: Excavate area of failure (front left corner, left of entrance door). Provide & install 1 Pier T… |
| COM-2107196 | General repair | Void | App. Apr 6, 2021 | $6,100 | Foundation Repair. Install 1 Helical Pile to reinforce failing area (front left corner, left of entrance). Remove existi… |
| RES-2002359 | HVAC / heat pump | Withdrawn | Iss. Feb 11, 2020 | $9,200 | No Duct Work Permitted. Change-out Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall … |
| RES-1921233 | Roof replacement | Finaled | Iss. Oct 31, 2019 | $13,397 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 17 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |