391 Windward Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50225, -121.54505
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 $654,000 ($576,000–$732,000).
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 9,148 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 21, 2022, 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 Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
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
Remodel / interior alteration (RES-1602079): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,906/yr at $654,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$659/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 391 WINDWARD WAY
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 9,148 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: $576,000 – $732,000 · 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
- Remodel / interior alteration (RES-1602079) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Weathertite Roofing (1 on parcel, 1 in ½ mi · Roof replacement); California Energy And Air Quality Services (1 on parcel, 1 in ½ mi · Windows / doors / siding); Tcg Construction (84 in ½ mi · Commercial tenant improvement); Kitchen Mart (15 in ½ mi · Remodel / interior alteration); Bay Area Activo (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2222520 | Roof replacement | Finaled | Iss. Oct 21, 2022 | $12,760 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 29 squares of 40yr Laminated Dimensional Composition. CRRC: 0668-01… |
| RES-2108380 | Windows / doors / siding | Finaled | Iss. Apr 21, 2021 | $9,366 | Window replacement, like for like in size and location. |
| RES-1602079 | Remodel / interior alteration | Finaled | Iss. Apr 1, 2016 | $3,500 | INSTALL NEW FIRE SPRINKLER SYSTEM IN EXISTING SFR. Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections… |