5230 Sorento Rd
Sacramento 95835 · Valleyview Acres · City of Sacramento · Coordinates: 38.66427, -121.48303
Executive Verdict · Public-Records Synthesis
Zoned A in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $636,000 ($560,000–$712,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through May 22, 2017, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5256 Harpswell Way (0.42 mi N, in review). 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 (~$7,700/yr at $636,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$642/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:
- 54,450 sq ft (1.25 ac)
- Assessor use:
- Residential · Single Family · Rural Home (Under 2ac)
- Tax rate area:
- 03387
- Addresses on lot:
- 5230 SORENTO RD
Zoning & Land Use
A — Agricultural Zone (O)
2040 General Plan: Rural Residential (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A (agricultural), not a single-family residential 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 06067C0061J, 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: $560,000 – $712,000 · 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
Nearby Activity (½ mile radius, since November 2024)
89 active or recent development projects (80 housing units across completed, permitted, and pipeline stages) and 128 total building permits recorded within ½ mile.
- New construction96 permits (95 units)
- Demolition2 permits
- Additions & renovations5 permits
- Building systems20 permits
- Other5 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5256 Harpswell Way (In review)0.42 mi N
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $2,410,266 declared valuation across 1 permit).
- New home at 5249 Harpswell Way (In review)0.4 mi N
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5101 Garza St (In review)0.4 mi NW
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 5105 Garza St (In review)0.4 mi NW
In "In review" for 3 mo (since Aug 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Family Comfort Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); TNHC Realty And Construction (34 in ½ mi · New single-family home); Meritage Homes Of California (27 in ½ mi · New single-family home); Beazer Homes (5 in ½ mi · New single-family home); Pulte Home (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1708609 | HVAC / heat pump | Finaled | Iss. May 22, 2017 | $10,500 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |