5090 Archcrest Way
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66793, -121.49439
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 $627,000 ($552,000–$702,000).
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 (+$30,274 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 14, 2024).
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 5105 Garza St (0.3 mi E, in review). 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 (~$7,598/yr at $627,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$633/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:
- 9,095 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 5090 ARCHCREST 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 9,095 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: $552,000 – $702,000 · 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 5105 Garza St (In review)0.3 mi E
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
- New home at 5109 Garza St (Applied)0.3 mi E
In "Applied" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
- New home at 5113 Garza St (In review)0.3 mi E
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "PULTE HOME COMPANY LLC" in snapshot Nov 1, 2026.
- New home at 109 Haddam Cir (In review)0.29 mi NE
In "In review" for 4 mo (since Jul 28, 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: Northwest Exteriors (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Sierra Pacific Home And Comfort (1 on parcel, 2 in ½ mi · HVAC / heat pump); Sparky Electric And Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Budget Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Meritage Homes Of California (166 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-2406481 | Addition (adds square footage) | Finaled | Iss. May 14, 2024 | $43,875 | EPC - Sunroom (7x20 total 140sf) and Patio Cover (13x20 total 260sf) with electrical. |
| RES-2407048 | Electrical / panel | Finaled | Iss. Apr 4, 2024 | $14,793 | Electrical Permit: 400A Main panel upgrade. Adding: 200A subpanel, 60A Spa circuit, x3 new 20A (120v) circuits. Carbo… |
| RES-2306494 | HVAC / heat pump | Expired Permit | Iss. Apr 4, 2023 | $22,258 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2011707 | Plumbing / water heater / sewer | Finaled | Iss. Jul 7, 2020 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |