5328 Lopez Lake Way
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67470, -121.55289
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 $578,000 ($491,000–$665,000).
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 (+$26,364 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 25, 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (RES-2613599): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,039/yr at $578,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$587/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:
- 4,674 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5328 LOPEZ LAKE WAY
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: $491,000 – $665,000 · 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)
469 active or recent development projects (469 housing units across completed, permitted, and pipeline stages) and 589 total building permits recorded within ½ mile.
- New construction396 permits (396 units)
Developments Deserving Closer Investigation & Active Area Builders
- Solar / battery storage (RES-2613599) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- New home at 5401 King Harbor Way (In review)400 ft E
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.1 mi NE
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.11 mi NE
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, 937 in ½ mi · New single-family home); Tesla Energy Operations (5 on parcel, 6 in ½ mi · Remodel / interior alteration); Connected Technology (9 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (8 in ½ mi · Pool / spa); Sac Town Electric (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613599 | Solar / battery storage | Finaled | Iss. Aug 25, 2026 | $15,204 | 5.46kw Solar PV System, 0 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |
| RES-2616350 | Remodel / interior alteration | Finaled | Iss. Aug 5, 2026 | $1,413 | EPC - 1 EV Charger ( Wall Connector). Water conserving fixtures are required to be installed throughout this residence p… |
| RES-2614772 | Solar / battery storage | Finaled | Iss. Jul 30, 2026 | $7,505 | 0kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |
| RES-2526981 | Solar / battery storage | Finaled |