5548 Dalhart Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67751, -121.52189
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 $666,000 ($586,000–$746,000).
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 (+$74,888 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 13, 2024).
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-2406506): Issued after 2 mo (9.4× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 407 Caravaggio Cir (0.49 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 (~$8,042/yr at $666,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$670/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:
- 8,045 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5548 DALHART 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 8,045 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: $586,000 – $746,000 · 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-2406506) (Finaled)On this parcel
Issued after 2 mo (9.4× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
- New home at 407 Caravaggio Cir (Issued)0.49 mi W
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.35 mi W
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.27 mi E
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo.
Entity-resolved builders & contractors in ½ mile: Hextell Custom Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Five Star Custom Pools (1 on parcel, 1 in ½ mi · Pool / spa); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (220 in ½ mi · New single-family home); Connected Technology (38 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2406506 | Pool / spa | Finaled | Iss. May 13, 2024 | $55,000 | EPC - EXPEDITED - Gunite swimming pool and associated equipment. Carbon monoxide & Smoke alarms required. Reference CRC… |
| RES-2407667 | Remodel / interior alteration | Expired Permit | Iss. Apr 10, 2024 | $56,000 | WWOP Non-structural remodel on whole house to include replacement of all electrical and plumbing fixtures throughout wit… |
| RES-2406288 | Pool / spa | Withdrawn | App. Mar 25, 2024 | $55,000 | EPC - Building a gunite swimming pool and associated equipment. Water conserving fixtures are required to be installed … |
| RES-2405711 | HVAC / heat pump | Finaled | Iss. Mar 18, 2024 | $18,465 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |