5385 Bass Harbor Way
Sacramento 95835 · Village 7 · City of Sacramento · Coordinates: 38.67196, -121.52961
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 $607,000 ($534,000–$680,000).
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 (+$26,397 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 14, 2025).
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 0 N Park Dr (0.4 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 (~$7,370/yr at $607,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$614/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:
- 5,556 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5385 BASS HARBOR WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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: $534,000 – $680,000 · 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)0.4 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 407 Caravaggio Cir (Issued)0.5 mi N
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.5 mi N
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Nuvo BLDG 76 (4-Plex B) (Finaled / completed)0.33 mi W
High-impact scale (4 housing units, $872,618 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 696 in ½ mi · New single-family home); PBC Enterprises (2 on parcel, 5 in ½ mi · Addition (adds square footage)); Four Ace Electrical Services (2 on parcel, 2 in ½ mi · Electrical / panel); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); TNHC Realty And Construction (31 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2507212 | Remodel / interior alteration | Finaled | Iss. Apr 14, 2025 | $3,100 | Install dedicated circuit for outdoor Intra Teck Heater, 50amps, 240 VAC. Carbon monoxide & Smoke alarms required. Refer… |
| RES-2400894 | Electrical / panel | Expired Permit | Iss. Jan 11, 2024 | $3,100 | E-Permit: existing panel 200 Amps - Underground service, adding 2 outlets (240V). |
| RES-2019125 | Addition (adds square footage) | Finaled | Iss. Oct 21, 2020 | $5,094 | Construct 288-sqft attached / pre-engineered patio cover w/ ceiling fan and (1) receptacle. Smoke & Carbon Monoxide Ala… |
| RES-2019123 | Addition (adds square footage) | Void |