5009 Broadwater Dr
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66467, -121.52540
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 $583,000 ($513,000–$653,000).
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 (+$26,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 0 N Park Dr (0.16 mi N, fee estimate). 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 (~$7,096/yr at $583,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$591/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:
- 6,418 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5009 BROADWATER DR
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: $513,000 – $653,000 · 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 0 N Park Dr (Fee estimate)0.16 mi N
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Phase 1 - Homecoming Bldg. 100 (NE Corner) & Site work (Finaled / completed)0.37 mi S
High-impact scale (20 housing units, $3,086,363 declared valuation across 15 permits).
- Phase 2 (Finaled / completed)0.44 mi S
High-impact scale (20 housing units, $2,659,263 declared valuation across 29 permits).
- City Park (Finaled / completed)0.43 mi SE
High-impact scale ($1,771,584 declared valuation across 40 permits).
Entity-resolved builders & contractors in ½ mile: Mufdi Sons (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Hot Swap USA (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (333 in ½ mi · New single-family home); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605748 | HVAC / heat pump | Finaled | Iss. Mar 23, 2026 | $3,850 | Change-out installation of Gas - 050 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not r… |
| RES-2321613 | Addition (adds square footage) | Finaled | Iss. Nov 6, 2023 | $40,000 | EPC - ADDITION WITHIN EXISTING ENEVELOPE: NEW 131 SF BEDROOM AND 106 SF LOFT OFFICE AREA ON THE 2ND FLOOR, OVER AN EXIS… |