5091 Dodson Ln
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66528, -121.54406
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 $629,000 ($554,000–$704,000).
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 (+$25,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 4, 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)
- ! Year 1 Prop 13 tax reset (~$7,621/yr at $629,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$635/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:
- 7,624 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5091 DODSON 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 7,624 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: $554,000 – $704,000 · 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 189 Delta Bay Cir (Issued)0.41 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 185 Delta Bay Cir (Issued)0.42 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 181 Delta Bay Cir (Issued)0.43 mi N
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Axia Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Greiner Heating Air Solar Energy (1 on parcel, 1 in ½ mi · HVAC / heat pump); All Wired Electric (1 on parcel, 1 in ½ mi · Electrical / panel); DR Horton (158 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616374 | Solar / battery storage | Finaled | Iss. Aug 4, 2026 | $8,000 | INSTALL 13.5 KW ESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2525476 | Solar / battery storage | Finaled | Iss. Dec 5, 2025 | $56,960 | Reviewed by SolarApp+ 15.5kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater ins… |
| RES-2422909 | Electrical / panel | Expired Permit | Iss. Nov 6, 2024 | $900 | E-Permit: - Underground service. |
| RES-2416762 | HVAC / heat pump | Void | App. Jul 29, 2024 | $16,000 | HVAC Permit: Change out 5 ton split unit 20 SEER SPLIT HEAT PUMP. The existing unit shall be removed. The new unit sh… |
| RES-2403483 |