5159 Bissett Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66819, -121.50051
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 $585,000 ($515,000–$655,000).
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 (+$18,106 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Serenade Condo (Regency Park) (0.32 mi NW, fee estimate). 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 (~$7,119/yr at $585,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$593/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:
- 4,725 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 5159 BISSETT 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 06067C0045J, 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: $515,000 – $655,000 · 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
- Serenade Condo (Regency Park) (Fee estimate)0.32 mi NW
In "Fee estimate" for 8.7 yr (since Mar 7, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (42 housing units, $5,632,550 declared valuation across 1 permit).
- New home at 1501 Aimwell Ave (Issued)0.46 mi SE
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)0.47 mi SE
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.
- 5300 Alvoca Way ADU (Entitled)0.2 mi N
In "Entitled" for 4.3 yr (since Aug 3, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Halls Window Center (1 on parcel, 2 in ½ mi · General repair); Jason Anderson Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Bay Area Underpinning (1 on parcel, 1 in ½ mi · General repair); Better Earth Electric (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604033 | Remodel / interior alteration | Issued | Iss. Mar 20, 2026 | $7,000 | EPC - REDUCING WINDOW SIZE IN SHOWER AREA AND CHANGING TO AWNING WINDOW, ENLARGING A DOOR, ADDING PONY WALLS. ADDING REC… |
| RES-2509651 | Remodel / interior alteration | Finaled | Iss. May 19, 2025 | $27,000 | Remodel to existing kitchen space, non-structural, layout change to move stove; replace cabinets and appliances; Water c… |
| RES-2504129 | Solar / battery storage | Expired Application | App. Feb 28, 2025 | $34,424 | 8.715kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2306356 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 31, 2023 | $5,993 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |