5035 Sienna Ln
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66401, -121.54497
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 $603,000 ($531,000–$675,000).
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 Sep 10, 2025, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5200 Natalie Walk (0.32 mi N, issued). 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 (~$7,324/yr at $603,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$610/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:
- 7,528 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5035 SIENNA 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 7,528 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: $531,000 – $675,000 · 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 5200 Natalie Walk (Issued)0.32 mi N
Active in "Issued" for 8 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.6 yr.
- New home at 253 Delta Bay Cir (Issued)0.5 mi N
Active in "Issued" for 22 mo (first record Jan 17, 2025) with no new permit activity recorded in 20 mo.
- New home at 3751 Rynders Way (Finaled / completed)0.36 mi N
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 1 permit).
- New home at 3754 Bayou Rd (Finaled / completed)0.38 mi N
High-impact scale (1 housing unit, 1 deed-restricted affordable, $232,362 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 15 in ½ mi · Remodel / interior alteration); DR Horton (158 in ½ mi · New single-family home); Lennar Homes Of California (23 in ½ mi · New single-family home); Premier Pools (13 in ½ mi · Pool / spa); Ev Electric Residential (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2518692 | Remodel / interior alteration | Finaled | Iss. Sep 10, 2025 | $1,575 | Add new 60 amp circuit and run approx. 10' 6 awg wire in 3/4" EMT conduit with 10 AWG ground to new Honda branded Empori… |