6860 Willowwood Way
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50193, -121.52807
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $759,000 ($668,000–$850,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through Dec 5, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 14 Westlite Ct (0.29 mi W, issued). 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 (~$9,103/yr at $759,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$759/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:
- 9,454 sq ft (0.22 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03165
- Addresses on lot:
- 106 NORTHLITE CIR; 6860 WILLOWWOOD 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 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: $668,000 – $850,000 · 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)0.29 mi W
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: Airflow Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Sierra View Home Improvements (2 on parcel, 2 in ½ mi · Windows / doors / siding); Javier Vasquez Plastering (1 on parcel, 1 in ½ mi · Windows / doors / siding); Sims Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2325794 | Roof replacement | Finaled | Iss. Dec 5, 2023 | $2,790 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 9 squares of 40yr Laminated Dimensional Composition. In-progress ins… |
| RES-2319755 | Roof replacement | Finaled | Iss. Sep 15, 2023 | $20,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 50 squares of 40yr Laminated Dimensional Composition. In-progress in… |
| RES-1819706 | Windows / doors / siding | Expired Permit | Iss. Oct 9, 2018 | $9,600 | Change out 18 windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1812004 | Windows / doors / siding | Expired Permit | Iss. Jun 25, 2018 | $3,890 | IN DUPLEX (6860 WILLOWWOOD/106 NORTHLITE) REPLACE WINDOWS (TOTAL QTY 11) AND PATIO DOOR (QTY1 FOR 106 NORTHLITE) -RETROF… |