5419 Lopez Lake Way
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67557, -121.55472
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 $599,000 ($509,000–$689,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$24,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 18, 2025).
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 (~$7,279/yr at $599,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$607/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:
- 7,696 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03350
- Addresses on lot:
- 5419 LOPEZ LAKE WAY
Zoning & Land Use
R-1-PUD — Single-Unit 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-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 7,696 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: $509,000 – $689,000 · 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)
425 active or recent development projects (425 housing units across completed, permitted, and pipeline stages) and 563 total building permits recorded within ½ mile.
- New construction376 permits (376 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5401 King Harbor Way (In review)0.18 mi E
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
- New home at 5413 Hidden Harbor Way (In review)0.19 mi E
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5407 Hidden Harbor Way (In review)0.2 mi E
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
- New home at 5401 Grand Marina Way (In review)0.2 mi E
address_raw changed to "5401 HIDDEN HARBOR WAY" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (1 on parcel, 918 in ½ mi · New single-family home); Aaa Services (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Grounded Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Premier Pools Sacramento (10 in ½ mi · Pool / spa); Connected Technology (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519749 | Plan revision / deferred submittal | Complete | App. Sep 18, 2025 | — | REVISION TO RES-2517092- CHANGED BEAM, POST TYPE, AND FOOTING SIZE TO ELIMINATE MIDDLE POST ONE 12' x 28' PATIO. |
| RES-2517769 | Electrical / panel | Finaled | Iss. Aug 28, 2025 | $2,400 | "DEDICATED 60 AMP CIRCUIT FOR SPA OFF EXISTING 200 AMP MAIN PANEL. NEW WIRE OUTLET X 2 20 AMP 110V." AA: - Underground … |
| RES-2517092 | Addition (adds square footage) | Expired Permit | Iss. Aug 25, 2025 | $13,000 | 14' 6" 11' and 12' x 28' attached patio covers. With fans and lights. REVISION- RES-2519749 - CHANGED BEAM, POST TYPE, … |
| RES-2422236 | New single-family home | Finaled |