5012 Brimley Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66662, -121.49913
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $600,000 ($528,000–$672,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$29,782 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 23, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1501 Aimwell Ave (0.35 mi E, issued). 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 (~$7,290/yr at $600,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 5,040 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 5012 BRIMLEY WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 06067C0061J, 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: $528,000 – $672,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 1501 Aimwell Ave (Issued)0.35 mi E
Active in "Issued" for 20 mo (first record Mar 7, 2025) with no new permit activity recorded in 18 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 1449 Aimwell Ave (Issued)0.36 mi E
Active in "Issued" for 20 mo (first record Mar 12, 2025) with no new permit activity recorded in 18 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 1448 Jeannie Way (Issued)0.41 mi SE
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
- New home at 1444 Jeannie Way (Issued)0.42 mi SE
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: On Time Air Conditioning And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Safe Step Walk In Tub (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Tenax Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Meritage Homes Of California (54 in ½ mi · New single-family home); TNHC Realty And Construction (39 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621169 | HVAC / heat pump | Issued | Iss. Sep 23, 2026 | $33,745 | 3 TON CONDENSER W/COIL CHANGEOUT IN BACKYARD. 70K BTUS FURNACE CHANGEOUT IN ATTIC BLOWN IN INSULATION SQFT: 1645 R VALUE… |
| RES-2506652 | Remodel / interior alteration | Finaled | Iss. Apr 4, 2025 | $47,301 | KITCHEN REMODEL: C/O like for like cabinets/counters, plumbing/electrical fixtures, appliances. Water conserving fixture… |
| RES-2427824 | Plumbing / water heater / sewer | Finaled | Iss. Dec 27, 2024 | $5,000 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required. |
| RES-2424916 | Remodel / interior alteration | Finaled | Iss. Nov 14, 2024 | $9,500 | R/R existing tub with walk-in tub. Install (1) new 20amp circuit for outlet. Drywall patch. Water conserving fixtures … |