1766 Pebblewood Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62094, -121.50222
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 $468,000 ($412,000–$524,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$11,031 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 5, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 2770 Truxel Rd ADU (0.4 mi SE, 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 (~$5,785/yr at $468,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$482/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 1766 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 6,970 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 06067C0157J, 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: $412,000 – $524,000 · 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
- 2770 Truxel Rd ADU (Entitled)0.4 mi SE
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).
- Accessory dwelling unit at 3017 Brookstone Way (Entitled)0.45 mi E
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).
- SFR to DUPLEX (Issued)0.41 mi S
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- New home at 1868 Volti Way (In review)0.19 mi NW
In "In review" for 4 mo (since Jul 27, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Rose Remodeling (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Southgate Glass And Screen (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Oldtown Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); USA Bath California Remodeling (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616792 | Electrical / panel | Issued | Iss. Aug 5, 2026 | $4,505 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. |
| RES-2603270 | Remodel / interior alteration | Finaled | Iss. Feb 19, 2026 | $20,056 | Bathroom Remodel Permit: Replace 60"x42" tub to shower, surrounding & valve. No electrical. Water conserving fixtures a… |
| RES-2424356 | HVAC / heat pump | Finaled | Iss. Nov 6, 2024 | $19,838 | No Duct Work Permitted. Change-out Split System to 3.5 ton heat pump system. Moving heat pump around the corner. CF-1R-A… |
| RES-2309055 | Windows / doors / siding | Finaled | Iss. May 5, 2023 | $15,316 | R&R (12) ALUM WINDOWS (1) ALUM PATIO DOOR WITH (12) VINYL WINDOWS (1) VINYL PATIO DOOR LIKE FOR LIKE RETRO FIT/NAIL FIN … |