1405 Pebblewood Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62293, -121.49329
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 $462,000 ($407,000–$517,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,293 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 30, 2017).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3017 Brookstone Way (0.1 mi S, 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 (~$5,717/yr at $462,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$476/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:
- 6,830 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 1405 PEBBLEWOOD 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 6,830 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: $407,000 – $517,000 · 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)0.1 mi S
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).
- 1360 Chuckwagon Drive ADU (Entitled)0.43 mi N
In "Entitled" for 5.2 yr (since Sep 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1 Stampede Ct. Attached ADU (Entitled)0.48 mi N
In "Entitled" for 5.1 yr (since Sep 30, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1354 Chuckwagon Dr (Issued)0.41 mi N
Active in "Issued" for 5.1 yr (first record Oct 7, 2021) with no new permit activity recorded in 4.8 yr.
Entity-resolved builders & contractors in ½ mile: Dinwiddie Hines Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Roy Lokna Viking Construction And Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Rose Remodeling (10 in ½ mi · Remodel / interior alteration); Yancey (9 in ½ mi · Remodel / interior alteration); USA Bath California Remodeling (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1722053 | Electrical / panel | Finaled | Iss. Nov 30, 2017 | $1,300 | Replacing stolen 100 A Main Circuit Breaker. |
| RES-1714946 | Remodel / interior alteration | Finaled | Iss. Aug 17, 2017 | $15,037 | Kitchen Remodel to include:Drywall Insulation, 2 new cabinets,flooring, paint, new stove top, new microwave with built… |