5010 Alterra Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66530, -121.49357
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $694,000 ($611,000–$777,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$96,419 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 8, 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 4850 Aucutt Way (0.29 mi S, approved). 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 (~$8,362/yr at $694,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$697/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:
- 9,200 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 5010 ALTERRA WAY
Zoning & Land Use
R-1-PUD — 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 9,200 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 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: $611,000 – $777,000 · 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 4850 Aucutt Way (Approved)0.29 mi S
In "Approved" for 5 mo (since Jun 9, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4854 Aucutt Way (Approved)0.3 mi S
In "Approved" for 5 mo (since Jun 9, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1453 Whitefish Way (Approved)0.31 mi S
In "Approved" for 5 mo (since Jun 8, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1445 Whitefish Way (Approved)0.31 mi S
In "Approved" for 5 mo (since Jun 9, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: North Valley (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Mj Excavating (1 on parcel, 1 in ½ mi · Pool / spa); Rossle Homes Design And Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solar Revolution (1 on parcel, 1 in ½ mi · Solar / battery storage); Facino Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614502 | Solar / battery storage | Finaled | Iss. Jul 8, 2026 | $33,450 | Reviewed by SolarApp+ 3.1kw Solar PV System, 23 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2602477 | Pool / spa | Issued | Iss. Feb 9, 2026 | $74,459 | New gunite swimming pool 470 SF. Water conserving fixtures are required to be installed throughout this residence per SB… |
| RES-2516281 | Remodel / interior alteration | Finaled | Iss. Aug 7, 2025 | $63,116 | Bathroom Remodel Permit: Like for like primary bathroom remodel. New shower enclosure, tub, and filler toilet, vanity c… |
| RES-1817169 | Solar / battery storage | Finaled | Iss. Sep 6, 2018 | $35,331 | 10.24kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1813082 |