6400 Westholme Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46638, -121.42842
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 $436,000 ($384,000–$488,000).
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 7,841 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 27, 2026, 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: 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 (0.13 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 (~$5,420/yr at $436,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$452/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6400 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 7,841 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: $384,000 – $488,000 · 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)0.13 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 NW
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)0.43 mi NE
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: ARS American Residential Services Of California (2 on parcel, 2 in ½ mi · HVAC / heat pump); American Cool Construction (1 on parcel, 1 in ½ mi · Roof replacement); Light Way Electric (1 on parcel, 1 in ½ mi · Electrical / panel); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kaiser Foundation Health Plan (62 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608358 | Plumbing / water heater / sewer | Finaled | Iss. Apr 27, 2026 | $3,347 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2510423 | Electrical / panel | Expired Permit | Iss. May 21, 2025 | $3,600 | E-Permit: - Underground service. |
| RES-2316539 | Roof replacement | Finaled | Iss. Aug 7, 2023 | $7,600 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-009… |
| RES-2019868 | HVAC / heat pump | Withdrawn | Iss. Oct 27, 2020 | $10,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2019349 |