5117 Isador Ln
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66683, -121.54708
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $654,000 ($576,000–$732,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$52,945 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 19, 2025).
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 (~$7,906/yr at $654,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$659/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:
- 7,257 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 5117 ISADOR LN
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $576,000 – $732,000 · 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)0.4 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 185 Delta Bay Cir (Issued)0.4 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 181 Delta Bay Cir (Issued)0.41 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 5255 Delta Marina Way (Issued)0.44 mi NW
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Tesla Energy Operations (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Pools By Hampton (1 on parcel, 2 in ½ mi · Pool / spa); Lennar Homes Of California (224 in ½ mi · New single-family home); DR Horton (158 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-2526965 | Plan revision / deferred submittal | Complete | App. Dec 19, 2025 | — | EPC - REVISION TO RES-2523970 - Swapped Modules- New System size 10.08KW + 27KWH ESS |
| RES-2523970 | Solar / battery storage | Finaled | Iss. Nov 17, 2025 | $41,914 | Reviewed by SolarApp+ 10kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater insta… |
| RES-2318352 | Remodel / interior alteration | Finaled | Iss. Aug 30, 2023 | $1,153 | Install 40 AMP EV wall connection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water co… |
| RES-2217134 | Pool / spa | Finaled | Iss. Aug 16, 2022 | $83,587 | EXPEDITED - New Gunite Swimming Pool Construction/New Concrete Decking |