5761 Herbal Way
Sacramento 95835 · Regency Park · City of Sacramento · Coordinates: 38.68026, -121.49866
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $633,000 ($557,000–$709,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$58,692 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 29, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Regency Park
36 substantial renovation & housing permits over 24 months (22.3 per 1,000 parcels vs. 30.4 citywide baseline) (#78 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Regency Park)
- ✓ Active nearby investment (Northpointe Reserve Clubhouse)
0.41 mi W in "Finaled / completed" stage — High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$7,666/yr at $633,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$639/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:
- 5,929 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03127
- Addresses on lot:
- 5761 HERBAL WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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 06067C0061J, 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: $557,000 – $709,000 · 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
- Northpointe Reserve Clubhouse (Finaled / completed)0.41 mi W
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: PBC Enterprises (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Rose Remodeling (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Syncon Homes Of California (52 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-2518289 | HVAC / heat pump | Finaled | Iss. Aug 29, 2025 | $14,214 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2301645 | Addition (adds square footage) | Finaled | Iss. Apr 7, 2023 | $31,676 | EPC - ADD NEW 180SF PATIO ENCLOSURE (NON-CONDITIONED) W/ ELECTRICAL. Carbon monoxide & Smoke alarms required. Reference … |
| RES-2220007 | Remodel / interior alteration | Finaled | Iss. Sep 19, 2022 | $69,030 | HALL AND MASTER BATHROOM REMODEL, ALL LIKE FOR LIKE, SAME LOCATION, NO STRUCTRUAL CHANGES HALL BATHROOM: R/R TOILET, TU… |
| RES-1609815 | Solar / battery storage | Finaled | Iss. Jun 23, 2016 | $10,342 | Install 4.68kw Roof Top Solar PV System. “Water conserving fixtures are required to be installed throughout this residen… |