14 Anchor Bend Pl
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66857, -121.52852
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 $541,000 ($476,000–$606,000).
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 (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Sep 9, 2022).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.18 mi SE, 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 (~$6,617/yr at $541,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- 3,214 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 14 ANCHOR BEND PL
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: $476,000 – $606,000 · 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 0 N Park Dr (Fee estimate)0.18 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).
- Portisol BLDG 5 (4Plex A-Alt) (Finaled / completed)0.48 mi NW
High-impact scale (4 housing units, $1,037,914 declared valuation across 2 permits).
- Portisol BLDG 4 (4Plex B) (Finaled / completed)0.48 mi NW
High-impact scale (4 housing units, $1,031,214 declared valuation across 2 permits).
- Portisol BLDG 2 (4PlexA) (Finaled / completed)0.49 mi NW
High-impact scale (4 housing units, $1,031,214 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 591 in ½ mi · New single-family home); Future Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Connected Technology (23 in ½ mi · Remodel / interior alteration); Ev Electric Residential (9 in ½ mi · Remodel / interior alteration); Premier Pools (8 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2219121 | Solar / battery storage | Finaled | Iss. Sep 9, 2022 | $73,984 | Roof Mount PV 6KW & 18 KWH Battery Backup, and 0gal Solar WH System (water heater installed null). All supply side conne… |
| RES-1605624 | New single-family home | Finaled | Iss. May 9, 2016 | $272,641 | NSFR-two story 2,238 sqft habitable (1,010 first floor, 1228 second floor, B-44 sq. ft. of covered front porch & attach… |