5 Pixford Pl
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66132, -121.54821
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 $671,000 ($590,000–$752,000).
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 (+$53,351 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 28, 2023).
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 3448 Rynders Way (0.48 mi NE, 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 (~$8,099/yr at $671,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$675/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:
- 10,344 sq ft (0.24 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5 PIXFORD PL
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 10,344 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: $590,000 – $752,000 · 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 3448 Rynders Way (Issued)0.48 mi NE
Active in "Issued" for 8.5 yr (first record May 8, 2018) with no new permit activity recorded in 8.4 yr.
- New home at 3400 Rynders Way (Issued)0.48 mi NE
Active in "Issued" for 8.5 yr (first record May 14, 2018) with no new permit activity recorded in 8.4 yr.
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)0.48 mi SE
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (4 on parcel, 6 in ½ mi · Electrical / panel); Tesla Energy Operations (1 on parcel, 5 in ½ mi · Remodel / interior alteration); V And A Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); K Hovnanian Companies Of California (97 in ½ mi · New single-family home); DR Horton (39 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2320744 | Electrical / panel | Expired Permit | Iss. Sep 28, 2023 | $4,750 | E-Permit: existing panel 200 Amps - Overhead service, new main panel 225 Amps, Replacement weather head/masthead work, m… |
| RES-2320664 | HVAC / heat pump | Expired Permit | Iss. Sep 28, 2023 | $19,939 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2122709 | Electrical / panel | Expired Permit | Iss. Oct 21, 2021 | $4,750 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, m… |
| RES-2122707 | HVAC / heat pump | Expired Permit | Iss. Oct 21, 2021 | $19,939 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |