1152 Pebblewood Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.62219, -121.48651
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 (+$8,208 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 19, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3017 Brookstone Way (0.41 mi W, 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 (~$5,705/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:
- 03126
- Addresses on lot:
- 1152 PEBBLEWOOD DR
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 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: $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
- Accessory dwelling unit at 3017 Brookstone Way (Entitled)0.41 mi W
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).
- Accessory dwelling unit at 786 Los Lunas Way (Issued)0.46 mi SE
Active in "Issued" for 3.2 yr (first record Aug 18, 2023) with no new permit activity recorded in 3 yr.
- City Parks - Northgate Park New Restroom (In review)0.4 mi SW
In "In review" for 13 mo (since Oct 1, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- New home at 771 Los Lunas Way (Issued)0.47 mi SE
Active in "Issued" for 19 mo (first record Apr 24, 2025) with no new permit activity recorded in 7 mo.
Entity-resolved builders & contractors in ½ mile: Atticman Heating And Air Conditioning Insulation (1 on parcel, 1 in ½ mi · HVAC / heat pump); Nrg Clean Power (1 on parcel, 1 in ½ mi · Solar / battery storage); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (51 in ½ mi · New single-family home); Rose Remodeling (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2517521 | Solar / battery storage | Finaled | Iss. Aug 19, 2025 | $19,000 | Reviewed by SolarApp+ 6kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2321964 | HVAC / heat pump | Finaled | Iss. Oct 13, 2023 | $27,938 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-1900502 | Plumbing / water heater / sewer | Finaled | Iss. Jan 9, 2019 | $1,860 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |