5966 Filial St
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68454, -121.54825
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 $584,000 ($496,000–$672,000).
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 (+$26,920 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Mar 21, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 25 Davies Harbor Ct (0.49 mi S, issued). 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 (~$7,108/yr at $584,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$592/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:
- 5,175 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5966 FILIAL 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: $496,000 – $672,000 · 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)
129 active or recent development projects (129 housing units across completed, permitted, and pipeline stages) and 180 total building permits recorded within ½ mile.
- New construction75 permits (75 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 25 Davies Harbor Ct (Issued)0.49 mi S
Active in "Issued" for 2.8 yr (first record Feb 6, 2024) with no new permit activity recorded in 15 mo.
- Accessory dwelling unit at 5681 Padrone St (In review)0.35 mi SW
In "In review" for 5 mo (since Jun 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 3524 Miraleste Way (Issued)0.35 mi E
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 3521 Miraleste Way (Issued)0.38 mi E
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 1159 in ½ mi · New single-family home); Thomas R Willard (1 on parcel, 1 in ½ mi · Pool / spa); Connected Technology (17 in ½ mi · Remodel / interior alteration); Ev Electric Residential (17 in ½ mi · Remodel / interior alteration); Bonney Plumbing (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2303881 | Pool / spa | Finaled | Iss. Mar 21, 2023 | $61,182 | EPC - In Ground Gunite Swimming Pool, 512 s.f. Water conserving fixtures are required to be installed throughout this r… |
| RES-2201251 | New single-family home | Finaled | Iss. Mar 1, 2022 | $367,229 | New, Plan Number null, Elevation C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2014002, 1197 1st Floor habi… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).