5120 Alderberry Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66857, -121.52182
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 $652,000 ($574,000–$730,000).
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
- ✓ Documented permitted upgrades (+$73,088 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 11, 2025).
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
Pool / spa (RES-2126904): Issued after 2 mo (13.6× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.25 mi SW, 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 (~$7,883/yr at $652,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$657/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:
- 6,170 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5120 ALDERBERRY 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 6,170 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: $574,000 – $730,000 · 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
- Pool / spa (RES-2126904) (Finaled)On this parcel
Issued after 2 mo (13.6× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- New home at 0 N Park Dr (Fee estimate)0.25 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Vivint Solar Developer (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Pools By Hampton (1 on parcel, 1 in ½ mi · Pool / spa); Tankersley Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Crux Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); KB Home Sacramento (489 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2516655 | Remodel / interior alteration | Finaled | Iss. Aug 11, 2025 | $700 | INSTALL EV CHARGER LEVEL 2. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2126904 | Pool / spa | Finaled | Iss. Feb 28, 2022 | $93,045 | EPC - New 467sqft Gunite Swimming Pool & 47sqft Spa Construction. Carbon monoxide & Smoke alarms required. Reference CRC… |
| RES-2003613 | Remodel / interior alteration | Finaled | Iss. Feb 28, 2020 | $72,054 | EXPEDITED - Removing wall to open up floor plan. Installing new cabinetry, counters, floors, lighting and appliances. |
| RES-1613187 | Plan revision / deferred submittal | Complete | App. Aug 17, 2016 | — | REVISION TO RES-1606878 / To reflect the "as-built" condition of the installation. |
| RES-1606878 |