5418 Lake Mary Dr
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67530, -121.54378
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 $543,000 ($462,000–$624,000).
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 (+$14,688 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 20, 2026).
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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 2,788 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5418 LAKE MARY DR
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: $462,000 – $624,000 · 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)
483 active or recent development projects (481 housing units across completed, permitted, and pipeline stages) and 595 total building permits recorded within ½ mile.
- New construction395 permits (395 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 3542 Pirate Cove Way (In review)410 ft E
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
- New home at 3536 Pirate Cove Way (In review)440 ft E
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
- New home at 3524 Pirate Cove Way (In review)500 ft NE
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
- New home at 5412 Hidden Harbor Way (In review)0.38 mi W
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, 1044 in ½ mi · New single-family home); Es Solar (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); DR Horton (56 in ½ mi · New single-family home); Tri Pointe Homes (40 in ½ mi · New single-family home); TNHC Realty And Construction (35 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2603373 | Plan revision / deferred submittal | Complete | App. Feb 20, 2026 | — | RES-2523391: The ESS was moved to the exterior. This update can be seen on PV-1, PV-2, and PV-5. Carbon monoxide & Smoke… |
| RES-2523391 | Solar / battery storage | Finaled | Iss. Dec 15, 2025 | $34,000 | INSTALL A ENERGY STORAGE SYSTEM: (02) TESLA POWERWALL 3 (23.0KW, 27.0KWH) · (01) TESLA BACKUP SWITCH· (01) TESLA REMOTE … |
| RES-2404782 | New single-family home | Finaled | Iss. Apr 12, 2024 | $371,785 | New, Plan Number Plan 2018, Elevation A/B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2324721, 823 1st Floo… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2024).