4980 Westham Way
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44269, -121.44298
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $552,000 ($486,000–$618,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$28,320 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 15, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$6,743/yr at $552,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$562/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:
- 5,200 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4980 WESTHAM WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: minimal flood hazard (all of the lot) · FIRM panel 06067C0305H, 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: $486,000 – $618,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Senga Energy (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Gallaghers Plumbing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Bryant Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Abes Aaa Plus (3 in ½ mi · Remodel / interior alteration); Bear Copper Electric (3 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-2215050 | HVAC / heat pump | Finaled | Iss. Jul 15, 2022 | $6,060 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2206165 | Plan revision / deferred submittal | Complete | App. Mar 22, 2022 | $40,925 | REV TO RES-2203868 NEW SYSTEM SIZE 4.0KW, CHANGED FROM SOLAR EDGE INVERTER TO ENPHASE MICROINVERTER, CHANGED BREAKER SIZ… |
| RES-2203868 | Solar / battery storage | Finaled | Iss. Feb 25, 2022 | $40,925 | 7.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker… |
| RES-2111524 | Remodel / interior alteration | Expired Permit | Iss. May 28, 2021 | $30,000 | Repair or replace damaged materials to the home replace air ducts replace garage roof replace tiles on main roof r… |