1900 Pebblewood Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62099, -121.50503
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 $461,000 ($406,000–$516,000).
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 (+$8,901 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 12, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1868 Volti Way (0.15 mi N, in review). 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 (~$5,705/yr at $461,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$475/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03123
- Addresses on lot:
- 1900 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 6,098 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: $406,000 – $516,000 · 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
- New home at 1868 Volti Way (In review)0.15 mi N
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).
- SFR to DUPLEX (Issued)0.45 mi SE
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- leasing office (Finaled / completed)0.49 mi S
High-impact scale ($785,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Rose Remodeling (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Solar Doctors (3 on parcel, 4 in ½ mi · Remodel / interior alteration); Home Depot USA (2 on parcel, 2 in ½ mi · Windows / doors / siding); Probilt Construction (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Blue Pine Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604907 | Windows / doors / siding | Finaled | Iss. Mar 12, 2026 | $11,791 | Window Permit: Remove and replace 12 retrofit vinyl windows. The egress windows will meet the code requirements enforc… |
| RES-2514688 | Remodel / interior alteration | Expired Permit | Iss. Jul 14, 2025 | $15,900 | Bathroom Remodel Permit: Guest bathroom upgrade. All interior and non structural. Eliminate tub. All new shower wet ar… |
| RES-2414058 | Electrical / panel | Finaled | Iss. Jun 26, 2024 | $3,000 | Installing a new Main Panel. Like for Like, 200/200 Carbon monoxide & Smoke alarms required. Reference CRC sections R315… |
| RES-2412774 | Plan revision / deferred submittal | Complete | App. Jun 11, 2024 | — | REVISION TO RES-2410358: CHANGE TO PLANS |
| RES-2410358 |