5808 Pescadero Ln
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68118, -121.52199
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 $581,000 ($511,000–$651,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 16, 2026, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Mystique Condos: 12-plex (0.36 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 (~$7,073/yr at $581,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$589/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:
- 7,350 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 5808 PESCADERO LN
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 7,350 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: $511,000 – $651,000 · 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)
9 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 400 total building permits recorded within ½ mile.
- Adds housing (ADU)2 permits (3 units)
- Additions & renovations59 permits
- Building systems320 permits
- Repairs9 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- Mystique Condos: 12-plex (Fee estimate)0.36 mi SW
In "Fee estimate" for 9.9 yr (since Dec 7, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $1,918,249 declared valuation across 2 permits).
- Mystique - Condominium Modifications (Entitled)0.36 mi W
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (57 housing units across 0 permits).
- New home at 130 Picasso Cir (Issued)0.47 mi SW
Active in "Issued" for 8.5 yr (first record May 10, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $19,978 declared valuation across 6 permits).
- New home at 2701 Mabry Dr (Issued)0.49 mi SW
Active in "Issued" for 7.7 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.6 yr.
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (47 in ½ mi · New single-family home); Connected Technology (24 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623232 | HVAC / heat pump | Issued | Iss. Oct 16, 2026 | $8,535 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2223485 | HVAC / heat pump | Finaled | Iss. Nov 3, 2022 | $12,627 | Change-out w/new ducts Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-1716022 | Plumbing / water heater / sewer | Finaled | Iss. Sep 3, 2017 | $1,337 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |