6411 Westholme Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46681, -121.42818
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 $440,000 ($387,000–$493,000).
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 6,534 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,182 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 29, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.15 mi SE, 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6411 WESTHOLME 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 6,534 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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0308H, 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: $387,000 – $493,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.15 mi SE
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Accessory dwelling unit at 10 Monaghan Cir (In review)0.49 mi W
In "In review" for 3 mo (since Aug 5, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 21 Paramount Cir (Issued)0.43 mi W
Active in "Issued" for 13 mo (first record Oct 6, 2025) with no new permit activity recorded in 8 mo.
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.4 mi NE
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: Sears Home Improvement Products (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Zaki Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Transform Sr Home Improvement Products (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613636 | Plumbing / water heater / sewer | Issued | Iss. Jun 29, 2026 | $4,931 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |
| RES-2104022 | Remodel / interior alteration | Finaled | Iss. Feb 25, 2021 | $12,232 | Replace with new in existing Kitchen Locations: 26 SQFT Backsplash. 40 SQFT Countertop. Sink Faucet. Garbage Disposal. R… |
| RES-1801630 | HVAC / heat pump | Finaled | Iss. Jan 29, 2018 | $13,242 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1801552 | Windows / doors / siding | Finaled | Iss. Jan 26, 2018 | $12,153 | Installing 708 SF of vinyl siding to the front of the home. Carbon monoxide & Smoke alarms required. Reference CRC secti… |