2880 Stonecreek Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61871, -121.49378
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $496,000 ($436,000–$556,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Mar 8, 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
Pool / spa (RES-2522498): Issued after 2 mo (9.2× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3017 Brookstone Way (0.2 mi N, entitled). 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 (~$6,104/yr at $496,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$509/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:
- 8,746 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 2880 STONECREEK DR
Zoning & Land Use
R-1 — 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 8,746 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 06067C0176J, 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: $436,000 – $556,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3017 Brookstone Way (Entitled)0.2 mi N
In "Entitled" for 2.5 yr (since May 24, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2770 Truxel Rd ADU (Entitled)0.28 mi SW
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Pool / spa (RES-2522498) (Finaled)On this parcel
Issued after 2 mo (9.2× the 5d median) — above the 75th percentile for pool / spa permits in City of Sacramento (median 5d, 75th pct 25d, n=1,059).
- Accessory dwelling unit at 2619 Erin Dr (Issued)0.41 mi SE
Active in "Issued" for 16 mo (first record Jul 22, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: D And S Fox Dba Swan Pools (1 on parcel, 1 in ½ mi · Pool / spa); Bradshaw Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Joe Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Capital Bay Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604553 | Plan revision / deferred submittal | Complete | App. Mar 8, 2026 | — | EPC - REVISION TO RES-2522498: moved Inground swimming pool 18" closer to rear property line. |
| RES-2522498 | Pool / spa | Finaled | Iss. Dec 12, 2025 | $50,000 | EPC - In ground gunite swimming pool SEE REVISION RES-2604553: POOL LOCATION MOVED 18" CLOSER TO BACK PROPERTY LINE |
| RES-2516307 | Windows / doors / siding | Finaled | Iss. Aug 5, 2025 | $5,800 | "REMOVE AN 8 FT WINDOW AT THE MASTER BEDROOM AND INSTALL A NEW 8 FT SLIDER, NO STRUCTURAL CHANGES NEEDED. NEW FLASHING, … |
| RES-2216323 | Solar / battery storage | Finaled | Iss. Aug 8, 2022 | $7,104 | 4.80kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |