5601 Natomas Blvd
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.67943, -121.50927
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $572,000 ($503,000–$641,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2026, 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
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2607439): Issued after 5 mo (11.0× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.43 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 (~$6,971/yr at $572,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$581/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:
- 639,025 sq ft (14.67 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03326
- Addresses on lot:
- 5601 NATOMAS BLVD; 5601 NATOMAS BLVD # 21101 # 21101; 5601 NATOMAS BLVD # 21102 # 21102
Zoning & Land Use
R-3-PUD — Multi-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-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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $503,000 – $641,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- General repair (COM-2607439) (Issued)On this parcel
Issued after 5 mo (11.0× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Demolition (COM-2419749) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of demolition permits in City of Sacramento (median 1d, 90th pct 35d, n=705).
- General repair (COM-2309687) (Expired Permit)On this parcel
Issued after 9 mo (19.3× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.43 mi W
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo. issued_date changed to "2026-10-13" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Mt Diablo Flooring (3 on parcel, 4 in ½ mi · Demolition); Griffin Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Lupina Building And Remodeling (1 on parcel, 1 in ½ mi · General repair); Trident Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Foothill Fire And Wire (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607439 | General repair | Issued | Iss. Sep 16, 2026 | $25,000 | EPC - BALCONY REPAIR BLDG #21: REPLACEMENT OF FRAMING, SUBFLOOR AND INSTALLATION OF NEW BALCONY DECK COATING. |
| COM-2419749 | Demolition | Finaled | Iss. Dec 9, 2024 | $20,000 | EPC - Demolition of existing balcony deck coating, damaged subfloor and damaged framing. Replacement of framing, sub-fl… |
| COM-2408444 | Electrical / panel | Finaled | Iss. Apr 18, 2024 | $2,742 | UNIT #23111 - Like for like C/O of 125a subpanel inside unit. Carbon monoxide & Smoke alarms required. Reference CRC se… |
| COM-2309687 | General repair | Expired Permit | Iss. Feb 6, 2024 | $25,760 | EPC - Work Scope for Building #2 3rd floor (Northside): install new deck weather barrier and flashing, replace damaged s… |