5175 Alii Way
Sacramento 95838 · Northpointe · City of Sacramento · Coordinates: 38.66196, -121.45806
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $447,000 ($393,000–$501,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$26,082 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 12, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 4% of the lot of lot)
Zone AE: 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1803736): Pending in review for 8.7 yr (77.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 550 Regis Dr (0.47 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 (~$5,546/yr at $447,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/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:
- 6,440 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03390
- Addresses on lot:
- 5175 ALII 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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone X: minimal flood hazard (about 96% 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: $393,000 – $501,000 · 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)0.47 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.
- Plan revision / deferred submittal (SUB-1803736) (Abandoned)On this parcel
Pending in review for 8.7 yr (77.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home (Entitled)490 ft S
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).
- 2 new homes at 5107 Alii Way (Entitled)0.1 mi S
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).
Entity-resolved builders & contractors in ½ mile: Premier Pools (3 on parcel, 5 in ½ mi · Pool / spa); 1st Light Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Jr Putman (1 on parcel, 1 in ½ mi · HVAC / heat pump); Clarks Gables Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Domus Construction And Design (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1915237 | Pool / spa | Finaled | Iss. Aug 12, 2019 | $57,339 | EXPEDITED - Construct new in ground swimming pool |
| RES-1915236 | Pool / spa | Void | App. Aug 12, 2019 | $57,339 | EXPEDITED - Construct new in ground swimming pool |
| RES-1912741 | Pool / spa | Withdrawn | Iss. Jul 9, 2019 | $57,339 | EXPEDITED - installing inground gunite swimming pool |
| RES-1912096 | HVAC / heat pump | Finaled | Iss. Jun 28, 2019 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1805233 | Solar / battery storage | Finaled | Iss. Mar 22, 2018 |