211 Hebron Cir
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66664, -121.54743
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 $620,000 ($546,000–$694,000).
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 (+$24,816 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 2, 2023).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1714711): Pending in review for 9.2 yr (82.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 5249 Lake Mary Dr (0.5 mi NE, applied). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$7,518/yr at $620,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$627/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:
- 6,473 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03388
- Addresses on lot:
- 211 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: $546,000 – $694,000 · 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
- Plan revision / deferred submittal (SUB-1714711) (Abandoned)On this parcel
Pending in review for 9.2 yr (82.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home at 5249 Lake Mary Dr (Applied)0.5 mi NE
In "Applied" for 11 mo (since Dec 24, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 189 Delta Bay Cir (Issued)0.42 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 185 Delta Bay Cir (Issued)0.43 mi NE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: California Custom Sunrooms And Patio Covers (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lennar Homes Of California (202 in ½ mi · New single-family home); DR Horton (158 in ½ mi · New single-family home); Connected Technology (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2308615 | Addition (adds square footage) | Expired Permit | Iss. Jun 2, 2023 | $18,000 | EPC SUNROOM- 164 sq ft - 164 SQ FT ATTACHED ALUMINUM PATIO ENCLOSURE ON EXISTING CONCRETE SLAB W/ ELECTRICAL: FAN, LIGHT… |
| RES-2120262 | HVAC / heat pump | Expired Permit | Iss. Sep 17, 2021 | $15,895 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1714712 | Remodel / interior alteration | Finaled | Iss. Sep 8, 2017 | $8,000 | EPC Submittal - Remodel of Residential Building - 391 SF OF WORK AREA EXISTING PANEL 200 AMP , INSTALL NEW SUB PANEL , I… |
| SUB-1714711 | Plan revision / deferred submittal | Abandoned | App. Aug 15, 2017 | $8,000 | EPC Submittal - Remodel of Residential Building - 391 SF OF WORK AREA EXISTING PANEL 200 AMP , INSTALL NEW SUB PANEL , I… |