1755 Creekside Oaks Dr # 120
Sacramento 95833 · Natomas Corporate Center · City of Sacramento · Coordinates: 38.60979, -121.50050
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 $448,000 ($381,000–$515,000).
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
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 22, 2026, 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
HVAC / heat pump (COM-2604863): Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.31 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 196,020 sq ft (4.50 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03123
- Addresses on lot:
- 1755 CREEKSIDE OAKS DR; 1755 CREEKSIDE OAKS DR # 110 # 110; 1755 CREEKSIDE OAKS DR # 120 # 120
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: $381,000 – $515,000 · 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)0.31 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).
- HVAC / heat pump (COM-2604863) (Issued)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Plan revision / deferred submittal (SUB-1909457) (Abandoned)On this parcel
Pending in review for 7.5 yr (66.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- 2770 Truxel Rd ADU (Entitled)0.47 mi N
In "Entitled" for 5.4 yr (since Jun 2, 2021), 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: Icon General Contractors (1 on parcel, 19 in ½ mi · Commercial tenant improvement); Universal Security And Fire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Air Craft (1 on parcel, 1 in ½ mi · HVAC / heat pump); Dwayne Nash Industries (1 on parcel, 1 in ½ mi · Roof replacement); Titus Builders (60 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2604863 | HVAC / heat pump | Issued | Iss. Jun 22, 2026 | $400,365 | EPC - SCOPE OF WORK INCLUDES DEMOLITION AND REMOVAL OF (2) EXISTING ROOFTOP HVAC UNIT. ALONG WITH THE INSTALLATION OF (2… |
| COM-2301940 | Fire alarm / sprinkler | Finaled | Iss. Feb 14, 2023 | $2,400 | EPC - UPGRADE 4G TO 5G CELLULAR COMMUNICATOR, NO OTHER WORK TO BE DONE TO EXISTING FIRE PANEL |
| COM-1920986 | Roof replacement | Finaled | Iss. Oct 29, 2019 | $114,900 | Install 300 sq of TPO 60 mil CRRC 0676-0001 & 0676-0027. Subject to field inspection. In-progress inspection required i… |
| COM-1909616 | Commercial tenant improvement | Finaled | Iss. Jun 25, 2019 | $102,711 | EPC Submittal - SUITE 280 Interior remodel including demolition, new partitions, with related electrical, mechanical, … |