5160 Gorham Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66822, -121.51762
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $588,000 ($517,000–$659,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 26, 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
- ! 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.46 mi W, fee estimate). 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 (~$7,153/yr at $588,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$596/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:
- 7,504 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5160 GORHAM WAY
Zoning & Land Use
R-1-PUD — 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 7,504 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $517,000 – $659,000 · 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
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 342 total building permits recorded within ½ mile.
- New construction2 permits
- Additions & renovations48 permits
- Building systems271 permits
- Repairs11 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 0 N Park Dr (Fee estimate)0.46 mi W
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- City Park (Finaled / completed)0.41 mi S
High-impact scale ($1,771,584 declared valuation across 40 permits).
Entity-resolved builders & contractors in ½ mile: My Home Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Graves 7 (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); KB Home Sacramento (45 in ½ mi · New single-family home); Connected Technology (19 in ½ mi · Remodel / interior alteration); Premier Pools (14 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2513461 | HVAC / heat pump | Finaled | Iss. Jun 26, 2025 | $20,822 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2404979 | Plumbing / water heater / sewer | Finaled | Iss. Mar 7, 2024 | $3,057 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |