2565 Millcreek Dr
Sacramento 95833 · Natomas Corporate Center · City of Sacramento · Coordinates: 38.61029, -121.49921
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $530,000 ($451,000–$610,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 13, 2026).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.35 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 (~$6,492/yr at $530,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$541/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:
- 87,120 sq ft (2.00 ac)
- Assessor use:
- Church / Welfare · Private School · Non-Exempt
- Tax rate area:
- 03123
- Addresses on lot:
- 2565 MILLCREEK DR
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Public/Quasi-Public
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): 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 R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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 06067C0176J, 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: $451,000 – $610,000 · 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)0.35 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).
- 2770 Truxel Rd ADU (Entitled)0.42 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).
- SFR to DUPLEX (Issued)0.35 mi NW
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- New home at 2515 Reiner Way (Issued)0.47 mi E
Active in "Issued" for 7.5 yr (first record May 10, 2019) with no new permit activity recorded in 2.3 yr.
Entity-resolved builders & contractors in ½ mile: Foothill Fire Protection (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Baker Burglar And Fire (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Berseth Building (1 on parcel, 1 in ½ mi · Pool / spa); Titus Builders (145 in ½ mi · Remodel / interior alteration); Adkar (41 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608993 | Fire alarm / sprinkler | Finaled | Iss. May 13, 2026 | $10,929 | EPC - Addition of (2) notifications devices, (2) smoke detectors, (2) smoke door holders to existing fire alarm system. |
| COM-2516058 | Fire alarm / sprinkler | Issued | Iss. Aug 19, 2025 | $4,928 | EPC - Foothill Fire Protection to modify the existing overhead fire sprinklers system in Cubicles room. |
| COM-2515956 | Fire alarm / sprinkler | Finaled | Iss. Aug 5, 2025 | $4,928 | EPC - 3) ADDRESSABLE SMOKE DETECTORS. NOTIFICATION DEVICES SHALL BE INSTALLED IN ROOMS 8A, 9A, AND TUTOR ROOM. ADDRESSA… |
| COM-2307803 | Pool / spa | Finaled | Iss. Apr 26, 2023 | $9,700 | POOL TO BE FILLED IN WITH GRAVEL AND DIRT BY CNTRACTOR AND BUILDING SAFTEY INSPECTION.Punch 2 or more large holes for dr… |