15 Zeller Pl
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66696, -121.54475
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 $605,000 ($532,000–$678,000).
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 (+$6,815 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 23, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5249 Lake Mary Dr (0.41 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 (~$7,347/yr at $605,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$612/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:
- 6,880 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 15 ZELLER PL
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: $532,000 – $678,000 · 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 5249 Lake Mary Dr (Applied)0.41 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)0.41 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)0.42 mi NE
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)0.43 mi NE
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: Bonney Plumbing (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Four Ace Electrical Services (3 on parcel, 3 in ½ mi · Electrical / panel); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lennar Homes Of California (203 in ½ mi · New single-family home); 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-2605420 | Electrical / panel | Finaled | Iss. Mar 23, 2026 | $3,650 | E-Permit: existing panel 200 Amps - Underground service, N/A weather head/masthead work, adding 1 outlets (120V), adding… |
| RES-2514695 | HVAC / heat pump | Finaled | Iss. Jul 14, 2025 | $18,324 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2315812 | Electrical / panel | Finaled | Iss. Jul 27, 2023 | $3,300 | E-Permit: existing panel 200 Amps - Underground service, adding 100 Amps subpanel. |
| RES-2201521 | Remodel / interior alteration | Finaled | Iss. Jan 26, 2022 | $14,750 | Install whole house generator 22kW |
| RES-2126832 | Plumbing / water heater / sewer |