9 Amber Leaf Ct
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65809, -121.45860
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $421,000 ($370,000–$472,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,774 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 11, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 66% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 550 Regis Dr (0.31 mi SE, 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 (~$5,249/yr at $421,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$437/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 9 AMBER LEAF CT
Zoning & Land Use
R-1A — 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 X: minimal flood hazard (about 66% of the lot); Zone X: reduced flood risk due to levee (about 34% of the lot) · FIRM panel 06067C0062H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $370,000 – $472,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Nearby Activity (½ mile radius, since November 2024)
14 active or recent development projects (20 housing units across completed, permitted, and pipeline stages) and 227 total building permits recorded within ½ mile.
- New construction6 permits (9 units)
- Adds housing (ADU)5 permits (5 units)
- Additions & renovations15 permits
- Building systems193 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 550 Regis Dr (In review)0.31 mi SE
In "In review" for 16 mo (since Jul 16, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 2 new homes at 5107 Alii Way (Entitled)0.16 mi N
In "Entitled" for 22 mo (since Jan 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home (Entitled)0.17 mi N
In "Entitled" for 22 mo (since Jan 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Xiong Residence (Entitled)0.2 mi NW
In "Entitled" for 15 mo (since Aug 5, 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: Home Depot USA (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Freedom Forever Northern California (1 on parcel, 1 in ½ mi · Solar / battery storage); California Commercial And Residential Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Macs Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Premier Pools (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612133 | Solar / battery storage | Finaled | Iss. Jun 11, 2026 | $28,387 | Reviewed by SolarApp+ 2.5kw Solar PV System, 13.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2610921 | Windows / doors / siding | Finaled | Iss. May 28, 2026 | $3,795 | Replace 3 windows with retro fit vinyl windows. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R… |
| RES-1917604 | Plumbing / water heater / sewer | Finaled | Iss. Sep 13, 2019 | $4,775 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1909452 | Roof replacement | Finaled | Iss. May 27, 2019 | $6,600 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |