5518 Amnest Way
Sacramento 95835 · Village 12 · City of Sacramento · Coordinates: 38.67510, -121.49415
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 $566,000 ($498,000–$634,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Sep 22, 2016, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Village 12
17 substantial renovation & housing permits over 24 months (20.9 per 1,000 parcels vs. 30.4 citywide baseline) (#7 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Village 12)
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: New home at 12 Daytona Ct (0.27 mi SE, 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 (~$6,902/yr at $566,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$575/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:
- 4,722 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03127
- Addresses on lot:
- 5518 AMNEST 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: $498,000 – $634,000 · 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 12 Daytona Ct (In review)0.27 mi SE
In "In review" for 5 mo (since Jun 19, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "MERITAGE HOMES OF CALIFORNIA INC" in snapshot Nov 1, 2026.
- New home at 8 Daytona Ct (In review)0.29 mi SE
In "In review" for 5 mo (since Jun 19, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "MERITAGE HOMES OF CALIFORNIA INC" in snapshot Nov 1, 2026.
- New home at 6 Daytona Ct (In review)0.3 mi SE
In "In review" for 5 mo (since Jun 19, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "MERITAGE HOMES OF CALIFORNIA INC" in snapshot Nov 1, 2026.
- New home at 4 Daytona Ct (In review)0.31 mi SE
In "In review" for 5 mo (since Jun 19, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "MERITAGE HOMES OF CALIFORNIA INC" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Master Building Solutions (1 on parcel, 38 in ½ mi · New single-family home); Meritage Homes Of California (155 in ½ mi · New single-family home); Clark Wagaman Designs (10 in ½ mi · Addition (adds square footage)); Connected Technology (8 in ½ mi · Remodel / interior alteration); PBC Enterprises (7 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1613464 | New single-family home | Finaled | Iss. Sep 22, 2016 | $204,379 | New SFR - single story home - 1613 square feet; garage 481 square feet; 35 square feet covered front porch |