1780 Creekside Oaks Dr
Sacramento 95833 · Natomas Corporate Center · City of Sacramento · Coordinates: 38.60891, -121.50220
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $500,000 ($425,000–$575,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 6, 2025, 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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-2504556): Issued after 2 mo (4.3× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.29 mi NW, entitled). 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 (~$6,150/yr at $500,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$513/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:
- 73,616 sq ft (1.69 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03123
- Addresses on lot:
- 1780 CREEKSIDE OAKS DR
Zoning & Land Use
OB-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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 06067C0157J, 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: $425,000 – $575,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Sutter Greens 2.0 Apartments (Entitled)0.29 mi NW
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (190 housing units across 0 permits).
- Fire alarm / sprinkler (COM-2504556) (Finaled)On this parcel
Issued after 2 mo (4.3× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
- Natomas Park Drive Apartments (Finaled / completed)0.1 mi W
High-impact scale (15 housing units, $1,437,672 declared valuation across 28 permits).
- SFR to DUPLEX (Issued)0.42 mi N
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
Entity-resolved builders & contractors in ½ mile: F And T Investments (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Kodiak Union Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Rrs Fire Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Adkar (41 in ½ mi · Commercial tenant improvement); Icon General Contractors (25 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2504556 | Fire alarm / sprinkler | Finaled | Iss. May 6, 2025 | $10,000 | EPC - INSTALL TELGUARD CELLULAR DIALER TO REPLACE POTS LINES |
| COM-2301108 | Commercial tenant improvement | Finaled | Iss. Feb 16, 2023 | $100,000 | EPC - Like for like water damage repair to 17,856 sf 2-story office bldg - Interior only - Drywall to match - flooring … |
| COM-1712513 | Other | Expired Application | App. Jul 14, 2017 | $46,050 | constructing a 900 sq ft deck, replacing 1500 sq ft of landscaping, 125 LF 5.5 ft wood fence. replace storefront glass… |
| COM-1703098 | Roof replacement | Finaled | Iss. Mar 2, 2017 | $85,000 | Tear Off - No, Resheet - No, 1 layer(s), 120 squares of TPO Single Ply. In-progress inspection required if 10 squares or… |