5230 Glimmer Way
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.67295, -121.53083
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.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,575 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 18, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: temp sales trailer (0.43 mi NW, entitled). 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:
- 3,251 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5230 GLIMMER 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
- temp sales trailer (Entitled)0.43 mi NW
In "Entitled" for 3.5 yr (since May 23, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (79 housing units, $95,954 declared valuation across 4 permits).
- New home at 0 N Park Dr (Fee estimate)0.49 mi SE
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 889 Greg Thatch Cir (Issued)0.42 mi NW
Active in "Issued" for 2.6 yr (first record Apr 15, 2024) with no new permit activity recorded in 2.5 yr.
- New home at 407 Caravaggio Cir (Issued)0.42 mi N
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 697 in ½ mi · New single-family home); Ev Electric Residential (1 on parcel, 10 in ½ mi · Remodel / interior alteration); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Tri Pointe Homes (42 in ½ mi · New single-family home); TNHC Realty And Construction (35 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2415437 | Remodel / interior alteration | Expired Permit | Iss. Jul 18, 2024 | $900 | INSTALLATION OF A NEMA 14-50 ON A NEW 40A GFCI PROTECTED CIRCUIT USING SURFACE MOUNT 3/4” EMT WITH (3) #8 THHN AND (1) #… |
| RES-1700773 | Solar / battery storage | Finaled | Iss. Jan 19, 2017 | $7,925 | 5.355kw Solar PV System, “Water conserving fixtures are required to be installed throughout this residence per SB 407 (N… |
| RES-1607543 | New single-family home | Finaled | Iss. Jun 6, 2016 | $316,881 | NSFR 2 STORY Plan 2620A 1st flr 1081 sq ft , 2nd flr 1539 Sq ft , garage 392 sq ft & 123 Sq ft covered porch.“Any new… |