4834 Winamac Dr
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66165, -121.52586
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 $541,000 ($476,000–$606,000).
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 (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 17, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.42 mi SE, fee estimate). 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 (~$6,617/yr at $541,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- 3,943 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 4834 WINAMAC DR
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: $476,000 – $606,000 · 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
- Homecoming at Creekside (Fee estimate)0.42 mi SE
In "Fee estimate" for 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
- Sutter Health Natomas Medical Office (Fee estimate)0.41 mi SE
In "Fee estimate" for 10.1 yr (since Sep 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($30,000,000 declared valuation across 1 permit).
- Day Care Estimate (Fee estimate)0.42 mi SE
In "Fee estimate" for 8.7 yr (since Mar 2, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,985,788 declared valuation across 3 permits).
- New home at 0 N Park Dr (Fee estimate)0.37 mi N
In "Fee estimate" for 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Freedom Forever (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (65 in ½ mi · New single-family home); Buzz Oates Construction (20 in ½ mi · Commercial tenant improvement); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2413324 | HVAC / heat pump | Expired Permit | Iss. Jun 17, 2024 | $21,148 | No Duct Work Permitted. Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new u… |
| RES-2221417 | Plan revision / deferred submittal | Complete | App. Oct 6, 2022 | — | REVISION TO RES-221267 Updated to (7) HANWHA QCELL: Q.PEAK DUO BLK ML-G10.a+ 395W modules and a new DC system size of 2.… |
| RES-2216267 | Solar / battery storage | Finaled | Iss. Aug 4, 2022 | $10,014 | 2.4kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker… |