5524 Elderdown Way
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.67801, -121.53695
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 $551,000 ($485,000–$617,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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 (+$14,705 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 1, 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 5621 Tres Piezas Dr (0.13 mi E, in review). 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 (~$6,731/yr at $551,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$561/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:
- 2,640 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5524 ELDERDOWN 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 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: $485,000 – $617,000 · 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 5621 Tres Piezas Dr (In review)0.13 mi E
In "In review" for 4 mo (since Jul 14, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5624 Tres Piezas Dr (In review)0.15 mi E
In "In review" for 5 mo (since Jun 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 3348 Shaker Way (In review)450 ft NE
issued_date changed to "2026-10-09" in snapshot Nov 1, 2026.
- New home at 240 Shiplap Cir (Issued)0.1 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (6 on parcel, 8 in ½ mi · Plan revision / deferred submittal); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lennar Homes Of California (441 in ½ mi · New single-family home); KB Home Sacramento (164 in ½ mi · New single-family home); Tri Pointe Homes (72 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2409473 | HVAC / heat pump | Finaled | Iss. May 1, 2024 | $24,916 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2023807 | Solar / battery storage | Finaled | Iss. Dec 29, 2020 | $1,500 | 5.865kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2023257 | Electrical / panel | Void | Iss. Dec 16, 2020 | $2,111 | E-Permit: existing panel 225 Amps - Underground service, new main panel 225 Amps, N/A weather head/masthead work. |
| RES-2022760 | Plan revision / deferred submittal | Complete | App. Dec 9, 2020 | — | REVISION TO RES-2015190- Had to inverter outside per SMDU request. |
| RES-2021376 |