5221 Clearly Ln
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66614, -121.54384
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 $614,000 ($540,000–$688,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Feb 24, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5249 Lake Mary Dr (0.45 mi N, applied). 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 (~$7,450/yr at $614,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$621/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:
- 9,549 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5221 CLEARLY LN
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 9,549 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 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: $540,000 – $688,000 · 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
Nearby Activity (½ mile radius, since November 2024)
131 active or recent development projects (131 housing units across completed, permitted, and pipeline stages) and 268 total building permits recorded within ½ mile.
- New construction93 permits (93 units)
- Additions & renovations30 permits
- Building systems130 permits
- Repairs4 permits
- Other11 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5249 Lake Mary Dr (Applied)0.45 mi N
In "Applied" for 11 mo (since Dec 24, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5255 Lake Mary Dr (Applied)0.45 mi N
In "Applied" for 11 mo (since Dec 24, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5278 Lake Mary Dr (Applied)0.46 mi N
In "Applied" for 11 mo (since Dec 24, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5284 Lake Mary Dr (Applied)0.46 mi N
In "Applied" for 11 mo (since Dec 24, 2025), 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: Nikolays Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); DR Horton (158 in ½ mi · New single-family home); Lennar Homes Of California (147 in ½ mi · New single-family home); Connected Technology (13 in ½ mi · Remodel / interior alteration); Premier Pools (11 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2303599 | HVAC / heat pump | Finaled | Iss. Feb 24, 2023 | $15,000 | HSG CASE# 22-023002 NEW HVAC CHANGE OUT OF SPLIT SYSTEM CONDENSER AND FURNACE. NO DUCT WORK. QUAD FEES APPLY.The existi… |