14 Westlite Ct
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50057, -121.53319
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $937,000 ($825,000–$1,049,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,740 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$277,553 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 28, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all 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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 14 Westlite Ct: Active in "Issued" for 3.8 yr (first record Jan 31, 2023) with no new permit activity recorded in 2.8 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$11,132/yr at $937,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$928/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:
- 12,740 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 14 WESTLITE CT; 14 WESTLITE CT # 1 # 1; 14 WESTLITE CT # 2 # 2
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 12,740 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 (all of the lot) · FIRM panel 06067C0170H, 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: $825,000 – $1,049,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 14 Westlite Ct (Issued)On this parcel
Active in "Issued" for 3.8 yr (first record Jan 31, 2023) with no new permit activity recorded in 2.8 yr.
Entity-resolved builders & contractors in ½ mile: One Stop Construction (3 on parcel, 3 in ½ mi · Accessory dwelling unit (new or conversion)); Take A Dip Pools (1 on parcel, 1 in ½ mi · Pool / spa); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (8 in ½ mi · Pool / spa); Connected Technology (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2404998 | Pool / spa | Expired Permit | Iss. Mar 28, 2024 | $70,000 | EPC - New pool construction with gas and electrical. |
| RES-2319527 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Jan 31, 2024 | $107,343 | EPC -Shared Plans w RES-2319525. 2 Story - 1bd 1ba 450 sq ft ADU w/ 450 sq ft Storage on first flr. Living area on 2nd f… |
| RES-2319525 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Jan 29, 2024 | $124,560 | EPC -SHARED w/RES-2319527. NEW DETACHED ADU: 2bd 2ba 750sqft Participating in SMUD Solar Share. Shared plans reviewed… |
| RES-2200144 | Roof replacement | Finaled |