5231 Ballard Bluff Way
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66955, -121.52975
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 $526,000 ($463,000–$589,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Aug 31, 2023, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.27 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 (~$6,446/yr at $526,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$537/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:
- 3,231 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5231 BALLARD BLUFF 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: $463,000 – $589,000 · 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)0.27 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)0.39 mi NW
High-impact scale (4 housing units, $1,037,914 declared valuation across 2 permits).
- Portisol BLDG 4 (4Plex B) (Finaled / completed)0.39 mi NW
High-impact scale (4 housing units, $1,031,214 declared valuation across 2 permits).
- Portisol BLDG 2 (4PlexA) (Finaled / completed)0.4 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 (2 on parcel, 652 in ½ mi · New single-family home); Ev Electric Residential (1 on parcel, 10 in ½ mi · Remodel / interior alteration); Connected Technology (24 in ½ mi · Remodel / interior alteration); TNHC Realty And Construction (21 in ½ mi · New multifamily / condos / mixed-use); Clark Wagaman Designs (8 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2318090 | Remodel / interior alteration | Finaled | Iss. Aug 31, 2023 | $650 | INSTALLATION OF A TESLA WALL CONNECTOR ON A NEW 40AMP CIRCUIT USING 8/2NM CABLE. Carbon monoxide & Smoke alarms required… |
| RES-2014116 | New single-family home | Finaled | Iss. Aug 27, 2020 | $294,187 | NEW SFD: Ist flr 883 2nd flr 1254 garage 421Sq ft, Patio/Deck 117sf, Cover porches Elevation A 108 Sq ft 3.85 kw SOLAR… |
| COM-1821330 | Other | Expired Permit | Iss. Dec 19, 2018 | $5,000 | Additional (10) parking stalls in existing model home parking lot to bring a total of 10 standard parking spaces and 1 A… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2020).