5631 Waterstone St
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67915, -121.54711
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 $554,000 ($471,000–$637,000).
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jan 8, 2026, 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)
- ! Year 1 Prop 13 tax reset (~$6,766/yr at $554,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$564/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:
- 4,895 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5631 WATERSTONE ST
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: $471,000 – $637,000 · 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
Nearby Activity (½ mile radius, since November 2024)
507 active or recent development projects (505 housing units across completed, permitted, and pipeline stages) and 609 total building permits recorded within ½ mile.
- New construction397 permits (397 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5412 Hidden Harbor Way (In review)0.31 mi SW
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.34 mi SW
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.34 mi SW
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 3524 Pirate Cove Way (In review)0.35 mi SE
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 1560 in ½ mi · New single-family home); Oracle Construction And Restoration (4 on parcel, 4 in ½ mi · Electrical / panel); Connected Technology (21 in ½ mi · Remodel / interior alteration); Hurley Construction (17 in ½ mi · New multifamily / condos / mixed-use); Ev Electric Residential (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600339 | Electrical / panel | Finaled | Iss. Jan 8, 2026 | $2,501 | Electrical Permit: Remove and replace SMUD meter. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 … |
| RES-2518450 | Electrical / panel | Withdrawn | App. Sep 2, 2025 | $2,501 | Electrical Permit: Remove and replace a 200 amp service panel, like for like no upgrades. Carbon monoxide & Smoke alar… |
| RES-2516620 | Fire alarm / sprinkler | Finaled | Iss. Aug 14, 2025 | $1,500 | EPC - Fire sprinkler plan to repair the fire damaged sprinkler heads. |
| RES-2427920 | Plumbing / water heater / sewer | Finaled | Iss. Dec 30, 2024 |