6490 Weatherford Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46477, -121.42702
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 $738,000 ($649,000–$827,000).
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. 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 (+$216,476 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 13, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Kaiser South - OSHPD Addition (Emergency Expansion))
0.46 mi NE in "Finaled / completed" stage — High-impact scale ($1,196,470 declared valuation across 56 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 6490 Weatherford Way: Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$8,863/yr at $738,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$739/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 · Two Family · Duplex
- Tax rate area:
- 03117
- Addresses on lot:
- 6488 HITCHCOCK WAY; 6490 HITCHCOCK WAY UNIT 1 UNIT 1; 6490 HITCHCOCK WAY UNIT 2 UNIT 2
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: 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: $649,000 – $827,000 · 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)On this parcel
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 (new or conversion) (RES-2223906) (Issued)On this parcel
Issued after 16 mo (4.9× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.46 mi NE
High-impact scale ($1,196,470 declared valuation across 56 permits).
Entity-resolved builders & contractors in ½ mile: Kaiser Foundation Health Plan (71 in ½ mi · Commercial tenant improvement); Swinerton Builders (9 in ½ mi · Commercial tenant improvement); Quality First Home Improvement (7 in ½ mi · Addition (adds square footage)); Asc Construction Services (6 in ½ mi · Addition (adds square footage)); Whittington Electric (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2502892 | HVAC / heat pump | Finaled | Iss. Feb 13, 2025 | $9,500 | HVAC/Electrical Permit: Installation of new split system HVAC with associated electrical and gas piping. Installation … |
| RES-2223906 | Accessory dwelling unit (new or conversion) | Issued | Iss. Mar 1, 2024 | $204,609 | EPC - Construct a new 2-story detached ADU duplex. Unit 1 (1st floor): 600 sqft, 2 bed, 1 bath, 40 sqft covered porch. U… |
| RES-2323911 | Roof replacement | Finaled | Iss. Nov 8, 2023 | $10,000 | Kitchen & bathroom non structural. Install roof mount HVAC. Install new gas line. Carbon monoxide & Smoke alarms require… |
| RES-1921334 | Electrical / panel | Finaled |