5642 Ebbshore St
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67952, -121.55422
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $601,000 ($511,000–$691,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-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 (+$33,453 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Feb 7, 2023).
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 (~$7,301/yr at $601,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 6,600 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5642 EBBSHORE ST
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 6,600 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $511,000 – $691,000 · 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)
328 active or recent development projects (328 housing units across completed, permitted, and pipeline stages) and 478 total building permits recorded within ½ mile.
- New construction279 permits (279 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5412 Hidden Harbor Way (In review)0.32 mi SE
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.32 mi SE
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5406 Hidden Harbor Way (In review)0.33 mi SE
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.33 mi SE
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 18 in ½ mi · Remodel / interior alteration); Hammerhead Pools (1 on parcel, 1 in ½ mi · Pool / spa); Lennar Homes Of California (1229 in ½ mi · New single-family home); Ev Electric Residential (17 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (12 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2302006 | Pool / spa | Finaled | Iss. Feb 7, 2023 | $75,000 | EXPEDITED - Install 17'x32' swimming pool with 7'x7' spa |
| RES-2222659 | Remodel / interior alteration | Finaled | Iss. Oct 25, 2022 | $980 | ADD NEW 60 AMP CIRCUIT AND RUN APPROX 10' 6 AWG WIRE IN 3/4' EMT CONDUIT WITH 10 AWG GROUND TO NEW TESLA WALL CONNECTOR … |