14 Emma Pl
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66819, -121.54517
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 $612,000 ($539,000–$685,000).
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 (+$18,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 6, 2022).
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 (~$7,427/yr at $612,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$619/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:
- 6,205 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 14 EMMA 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: $539,000 – $685,000 · 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 3843 Southshore Ave (Issued)0.4 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 3842 Blair Island Ave (Issued)0.44 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 5307 Delta Marina Way (Issued)0.44 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 3831 Blair Island Ave (Issued)0.44 mi NW
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Creative Patio Works (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Sierra Pacific Home And Comfort (2 on parcel, 2 in ½ mi · HVAC / heat pump); M And M Pool Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lennar Homes Of California (313 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-2209542 | Plumbing / water heater / sewer | Expired Permit | Iss. May 6, 2022 | $2,129 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2204671 | HVAC / heat pump | Finaled | Iss. Mar 3, 2022 | $19,309 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1921633 | Plumbing / water heater / sewer | Finaled | Iss. Nov 6, 2019 | $1,418 | AA: Gas Line replacement, repair, or new leg, 80 L.F. extend from existing for outdoor BBQ grill. Carbon monoxide & Smok… |
| RES-1921154 | Addition (adds square footage) | Finaled | Iss. Oct 30, 2019 | $13,248 | install 384-sqft pre-engineered patio cover w/ (2) ceiling fans & (2) outdoor receptacles |