7395 Willow Lake Way
Sacramento 95831 · Z'berg Park · City of Sacramento · Coordinates: 38.48946, -121.51237
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-3 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $757,000 ($666,000–$848,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,326 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 17, 2025, 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
- ! 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-2315816): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 1266 Sunland Vista ADU (0.14 mi E, 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 (~$9,080/yr at $757,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$757/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:
- 11,326 sq ft (0.26 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03056
- Addresses on lot:
- 7360 S LAND PARK DR; 7395 WILLOW LAKE WAY
Zoning & Land Use
R-1-EA-3 — 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 11,326 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 06067C0285H, 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: $666,000 – $848,000 · 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-2315816) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- 1266 Sunland Vista ADU (Entitled)0.14 mi E
In "Entitled" for 5.4 yr (since Jun 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Storage Facility on Corporate Way (Issued)0.32 mi NW
High-impact scale ($20,092,704 declared valuation across 2 permits).
- Dutch Bros Coffee at Freeport Blvd (Finaled / completed)0.45 mi NE
High-impact scale ($1,093,215 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Vintage Oak HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Leonard Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Us Trenchless (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Ev Electric Residential (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523968 | HVAC / heat pump | Finaled | Iss. Nov 17, 2025 | $8,900 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2315816 | Remodel / interior alteration | Finaled | Iss. Oct 4, 2023 | $980 | INSTALLATION OF A JUICEBOX 32 CONNECTOR ON A NEW 40 AMP CIRCUIT USING SURFACE MOUNT 3/4” EMT WITH (2) #8 THHN AND (1) #1… |
| RES-2318451 | HVAC / heat pump | Expired Permit | Iss. Aug 29, 2023 | $8,900 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2112799 | Plumbing / water heater / sewer | Finaled | Iss. Jun 15, 2021 | $5,688 | E-Permit: Sewer Service replacement or repair, Trenchless 25 L.F. |
| RES-2016442 |