2770 Stonecreek Dr
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61555, -121.49313
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $549,000 ($483,000–$615,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$97,712 contributory est.)
Public building records show issued construction/renovation work on this parcel (128 total permits, latest Oct 20, 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
Plumbing / water heater / sewer (COM-2607851): Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,709/yr at $549,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$559/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:
- 411,642 sq ft (9.45 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 1400 BREWERTON DR; 1400 BREWERTON DR # 365 # 365; 1400 BREWERTON DR # 366 # 366
Zoning & Land Use
R-2B-PUD — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
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: $483,000 – $615,000 · 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
- Plumbing / water heater / sewer (COM-2607851) (Issued)On this parcel
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- General repair (COM-2424250) (Finaled)On this parcel
Issued after 8 mo (16.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-2424246) (Finaled)On this parcel
Issued after 8 mo (16.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-2424480) (Finaled)On this parcel
Issued after 6 mo (12.9× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Entity-resolved builders & contractors in ½ mile: Titus Builders (104 on parcel, 164 in ½ mi · Remodel / interior alteration); Modern Renovation Services (7 on parcel, 7 in ½ mi · General repair); Central Glass (5 on parcel, 5 in ½ mi · Windows / doors / siding); United Valley (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Graves 7 (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (128 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623413 | Plan revision / deferred submittal | Plan Check Target | App. Oct 20, 2026 | — | REVISION TO COM-2607851: REVISED STRUCTURAL DETAILS BASED ON RECENT FIELD FINDINGS. |
| COM-2607851 | Plumbing / water heater / sewer | Issued | Iss. Jul 27, 2026 | $342,426 | EPC - Architectural, structural, mechanical, plumbing, and electrical work to repair 2 existing fire/smoke damaged apart… |
| COM-2608225 | General repair | Finaled | Iss. May 27, 2026 | $2,000 | UNITS 210 AND 212 STAIRCASE ROTTEN WOOD REPAIRS ON LEDGER BOARD, EAVE BOARD AND TRIM WITH LIKE FOR LIKE MATERIALS. NO AE… |
| COM-2608877 | General repair | Finaled | Iss. May 26, 2026 | $1,250 | UNITS 218 BALCONY ROTTEN WOOD REPAIRS ON HANDRAIL POST AND RIM JOIST WITH LIKE FOR LIKE MATERIALS. NO AESTHETIC CHANGES … |