5373 Admiral Bend Way
Sacramento 95835 · Village 7 · City of Sacramento · Coordinates: 38.67263, -121.52817
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 $585,000 ($515,000–$655,000).
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 (+$18,309 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 10, 2021).
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)
- ! Delayed or open permit activity on this parcel
Pool / spa (RES-2113523): Issued after 2 mo (9.6× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 0 N Park Dr (0.41 mi S, 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 (~$7,119/yr at $585,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$593/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:
- 4,129 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5373 ADMIRAL BEND 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: $515,000 – $655,000 · 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
- Pool / spa (RES-2113523) (Finaled)On this parcel
Issued after 2 mo (9.6× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
- New home at 0 N Park Dr (Fee estimate)0.41 mi S
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)0.47 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)0.44 mi N
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 686 in ½ mi · New single-family home); In The Water (1 on parcel, 3 in ½ mi · Pool / spa); Connected Technology (33 in ½ mi · Remodel / interior alteration); Wc Development Services (12 in ½ mi · New multifamily / condos / mixed-use); Clark Wagaman Designs (12 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2113523 | Pool / spa | Finaled | Iss. Aug 10, 2021 | $45,773 | EPC - In-Ground Gunite Swimming Pool and Spa |
| RES-2013392 | New single-family home | Finaled | Iss. Aug 17, 2020 | $238,472 | New 2 story 3 bedroom SFR - 751 sf 1st Floor, 970 sf 2nd floor, 416 sf Garage, 79 sf Covered Porch, 3.15kw solar system… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2020).