5643 Cancion St
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67970, -121.55055
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 $575,000 ($489,000–$661,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,781 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 21, 2024).
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
Remodel / interior alteration (RES-2327438): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,005/yr at $575,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$584/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:
- 4,232 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5643 CANCION 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: $489,000 – $661,000 · 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)
508 active or recent development projects (507 housing units across completed, permitted, and pipeline stages) and 657 total building permits recorded within ½ mile.
- New construction426 permits (426 units)
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (RES-2327438) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- New home at 5412 Hidden Harbor Way (In review)0.28 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.29 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.3 mi S
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 1700 in ½ mi · New single-family home); Ample Electric (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Proscapes Landscape And Design (1 on parcel, 1 in ½ mi · Pool / spa); Connected Technology (21 in ½ mi · Remodel / interior alteration); Hurley Construction (17 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2327438 | Remodel / interior alteration | Finaled | Iss. Feb 21, 2024 | $950 | New electrical circuit for EV charger. EV charger will be hardwired. Related to record RES-2326068. Carbon monoxide &… |
| RES-2326068 | Electrical / panel | Expired Permit | Iss. Dec 7, 2023 | $949 | E-Permit: existing panel 200 Amps - Underground service, adding 1 outlets (240V). |
| RES-2224012 | Plan revision / deferred submittal | Complete | App. Nov 10, 2022 | — | EPC - revision to RES-2213074 Plan revision for electrical |
| RES-2213074 | Pool / spa | Finaled | Iss. Jul 13, 2022 |