216 Peach Leaf Way
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.65618, -121.45916
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 $414,000 ($364,000–$464,000).
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jun 13, 2023, 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
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 93% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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 E, 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 (~$5,170/yr at $414,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$431/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 216 PEACH LEAF WAY
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: reduced flood risk due to levee (about 93% of the lot); Zone X: reduced flood risk due to levee (about 6% of the lot) · FIRM panel 06067C0064J, 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: $364,000 – $464,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- New home at 550 Regis Dr (In review)0.31 mi E
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.
- Sandhu Residence (Entitled)0.26 mi W
In "Entitled" for 4.1 yr (since Oct 11, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes at 5107 Alii Way (Entitled)0.3 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).
- Xiong Residence (Entitled)0.3 mi N
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: River City Window And Door (2 on parcel, 2 in ½ mi · Windows / doors / siding); On Time Air Conditioning And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); All Weather Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Halls Window Center (1 on parcel, 1 in ½ mi · General repair); David Fox Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2311847 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 13, 2023 | $11,318 | CHANGE OUT 40 GALLON GAS WATER HEATER IN GARAGE, LIKE FOR LIKE, SAME LOCATION. INSTALL HALO 5 WHOLE HOUSE WATER FILTERAT… |
| RES-2211838 | General repair | Finaled | Iss. Jun 7, 2022 | $4,000 | ENTRY DOOR C/O, LIKE FOR LIKE NAIL FIN. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. … |
| RES-2211208 | HVAC / heat pump | Finaled | Iss. May 27, 2022 | $29,230 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2201281 | Windows / doors / siding | Finaled | Iss. Jan 18, 2022 | $31,325 | REMOVE (12) METAL WINDOWS AND REPALCE WITH (12) COMPOSITE WINDOWS, NO GRILLES ON NEW UNITS AND #111 GLIDER TO BE REPLACE… |