5532 Elkhart St
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67726, -121.51431
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 $602,000 ($530,000–$674,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$21,454 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 8, 2026).
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: Accessory dwelling unit at 9 Skipton Ct (0.2 mi NW, 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 (~$7,313/yr at $602,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$609/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:
- 6,353 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5532 ELKHART ST
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 6,353 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: $530,000 – $674,000 · 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
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.2 mi NW
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: Connected Technology (1 on parcel, 28 in ½ mi · Remodel / interior alteration); North Valley (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Sun Metrics (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); All Ways Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2622473 | Plan revision / deferred submittal | Processing | App. Oct 8, 2026 | — | REVISION TO RES-2618749: PLANS HAVE BEEN UPDATED TO UPSIZE THE NEW SUB PANEL FROM 125A TO 200A. CHANGE THESUB PANEL FEED… |
| RES-2618749 | Solar / battery storage | Issued | Iss. Sep 8, 2026 | $29,000 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null)., 125A Subpanel… |
| RES-2601124 | Plumbing / water heater / sewer | Finaled | Iss. Jan 20, 2026 | $1,600 | E-Permit: Gas Line replacement, repair, or new leg, 60 L.F. |
| RES-2117290 | Remodel / interior alteration | Finaled | Iss. Aug 19, 2021 | $690 | EV charger install: Add new 60 amp circuit and run approximately 10’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to … |