32 Ladyhawk Ct
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.65777, -121.54800
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $614,000 ($540,000–$688,000).
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 (+$6,265 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 18, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Ascent Workforce Housing on Del Paseo Rd.)
0.37 mi E in "Finaled / completed" stage — High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$7,450/yr at $614,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$621/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:
- 8,346 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 32 LADYHAWK CT
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $540,000 – $688,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)0.37 mi E
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
- New home at 4203 Olga Bay Ln (Finaled / completed)0.5 mi SW
High-impact scale (1 housing unit, 1 deed-restricted affordable, $189,153 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (2 on parcel, 5 in ½ mi · Remodel / interior alteration); High Energy Electric (1 on parcel, 2 in ½ mi · Remodel / interior alteration); K Hovnanian Companies Of California (342 in ½ mi · New single-family home); Lennar Homes Of California (198 in ½ mi · New single-family home); DR Horton Bay (39 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609417 | Remodel / interior alteration | Finaled | Iss. May 18, 2026 | $1,500 | EPC - hardwire 32 amp Loop EV charger in garage. Water conserving fixtures are required to be installed throughout this … |
| RES-1814200 | Plan revision / deferred submittal | Complete | App. Jul 25, 2018 | — | Upsized the breaker from 20A to 25A. Revision to RES-1809709 |
| RES-1809709 | Solar / battery storage | Finaled | Iss. May 25, 2018 | $7,673 | 5.185kw Solar PV System, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving f… |