Sacramento 95835 · Westlake · APN 225-1560-028-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $639,000 ($562,000–$716,000).
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$639,000
Benchmark range: $562,000 – $716,000
Closest lead: New home at 5200 Natalie Walk (0.47 mi N, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$645/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 24 homes completed (24 of them deed-restricted affordable); 1 commercial or mixed-use project.
1 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
245 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 8 yr (first record Nov 28, 2018), with no completion or new permit record in 7.6 yr. · 1 unit · $225,233 declared valuation
Nearby permit (06bad8f34581e7ccbd0c323854f3fc53b950acbf): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1208): First appeared in published agency feed
Record RES-2623527 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3412 Bayou Rd): First appeared in published agency feed
Record RES-2622170 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (23 Agnell Ct): Status changed from Issued to Finaled
Record RES-2620990 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1008): Status changed from Issued to Finaled
Record COM-2620650 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4072 Clarewood Way): First appeared in published agency feed
Record RES-2621514 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 2507): First appeared in published agency feed
Record COM-2622362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1001): Status changed from Issued to Finaled
Record COM-2616144 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (180 Kiana Ln): Status changed from Plan Check Target to Issued
Record RES-2620908 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (180 Kiana Ln): Issued date changed from (blank) to 2026-10-12
Record RES-2620908 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (160 Cognac Cir): First appeared in published agency feed
Record RES-2623149 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (290 Hawkcrest Cir): Status changed from Plan Check Wait to Expired Application
Record RES-2607119 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3500 Callison Dr): First appeared in published agency feed
Record RES-2623186 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (5018 Sienna Ln): First appeared in published agency feed
Record RES-2622799 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4732 Savoie Way): First appeared in published agency feed
Record RES-2622963 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Active in "Issued" for 8 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.6 yr.
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 2 permits).
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,632 parcels
−36.4% YoY
City baseline: 30.4 / 1k
36 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Tesla Energy Operations | Remodel / interior alteration | 1 on parcel5 in ½ mi | $60,326 | 12 vs 9 prior+33% |
| California Renewable Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $34,150 | 0 vs 0 prior |
| Air Force One HVAC | HVAC / heat pump | 1 on parcel1 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95835
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($6,400/yr) + local voter-approved bond debt ($896/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$23,409/yr
Cash needed: $140,800
NOI: $15,425/yr
P&I: $3,236/mo
For $0/mo net cash flow
At $2,850/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,622/mo | −$2,278/mo | -19.4% | $5,802/mo | −$2,242/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,951/mo | -16.6% | $5,370/mo | −$1,753/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,763/mo | -15.0% | $5,246/mo | −$1,381/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
INSTALL ESS
0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
ROOF MOUNT PV 10.4KW
10.4kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
hvac c/o
Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
730 HAWKCREST CIR
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 225-1560-028-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| $8,900 |
| 0 vs 0 prior |
| DR Horton Recent nearby: 3600 Rynders Way (May 20, 2019) | New single-family home | 147 in ½ mi | $32,974,648 | 178 vs 4 prior |
| K Hovnanian Companies Of California Recent nearby: 3880 Arco Del Paso Ln (Oct 18, 2017) | New single-family home | 20 in ½ mi | $3,579,728 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5035 Sienna Ln (Sep 10, 2025) | Remodel / interior alteration | 16 in ½ mi | $16,250 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 5121 Dodson Pl (Nov 3, 2021) | Pool / spa | 13 in ½ mi | $751,769 | 0 vs 0 prior |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 200 Hawkcrest Cir (Jul 10, 2024) | Remodel / interior alteration | 10 in ½ mi | $9,091 | 1 vs 219 prior−100% |
| Hurley Construction Recent nearby: 5049 El Centro Rd (Jan 11, 2024) | New multifamily / condos / mixed-use | 6 in ½ mi | $27,926,568 | 2 vs 8 prior−75% |
| Bonney Plumbing Recent nearby: 360 Hebron Cir (Nov 7, 2024) | Remodel / interior alteration | 6 in ½ mi | $9,002 | 45 vs 99 prior−55% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.