5616 Kalispell Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67877, -121.52299
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 $601,000 ($529,000–$673,000).
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 (+$7,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 4, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 407 Caravaggio Cir (0.41 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 (~$7,301/yr at $601,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 8,295 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03408
- Addresses on lot:
- 5616 KALISPELL 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 8,295 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: $529,000 – $673,000 · 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
- New home at 407 Caravaggio Cir (Issued)0.41 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)0.27 mi W
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.31 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: Njg Enterprises (1 on parcel, 1 in ½ mi · General repair); Ag Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); B Line Construction (1 on parcel, 1 in ½ mi · General repair); KB Home Sacramento (172 in ½ mi · New single-family home); DR Horton (47 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2326419 | General repair | Finaled | Iss. Jan 4, 2024 | $32,612 | EPC - Foundation Repair (Installation of 10 Helical piles). Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-2314701 | Plumbing / water heater / sewer | Expired Permit | Iss. Jul 18, 2023 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. Water … |
| RES-2106425 | Remodel / interior alteration | Expired Permit | Iss. Mar 29, 2021 | $17,500 | hallway/master bathroom ; R&R angle stops (finish plumbing) R&R countertop sinks faucets and vancany and moisture sensor… |
| RES-1923334 | General repair | Finaled | Iss. Dec 2, 2019 | $8,228 | EXPEDITED - Installing Helical Piers to Exiting Foundation for the Purpose of Repair |