120 Hebron Cir
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66808, -121.54795
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 $656,000 ($577,000–$735,000).
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 (+$56,236 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 9, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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 (~$7,928/yr at $656,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$661/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:
- 7,020 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 120 HEBRON CIR
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: $577,000 – $735,000 · 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
- New home at 3843 Southshore Ave (Issued)0.35 mi N
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 5307 Delta Marina Way (Issued)0.36 mi NW
current_status changed to "Complete" in snapshot Nov 1, 2026.
- New home at 5408 Grand Marina Way (In review)0.49 mi N
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
- New home at 5401 King Harbor Way (In review)0.49 mi NW
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (4 on parcel, 6 in ½ mi · Remodel / interior alteration); California Custom Sunrooms And Patio Covers (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Hooked On Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); West Coast Awnings Services (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2416676 | Addition (adds square footage) | Finaled | Iss. Aug 9, 2024 | $10,085 | install 14'6" X 14'6" solid aluminum patio cover with 1 fan and 2 outlets |
| RES-2400117 | Plan revision / deferred submittal | Complete | App. Jan 3, 2024 | $8,943 | Updated line diagram |
| RES-2321891 | Remodel / interior alteration | Finaled | Iss. Oct 18, 2023 | $8,943 | Install 13.5kwh energy storage system REV - RES-2400117 |
| RES-2321516 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 10, 2023 | $8,149 | Plumbing Permit: Install new eco water ERO385, ERR3700R20 water softener. Water conserving fixtures are required to be… |
| RES-2124310 | Plan revision / deferred submittal |