481 Hawkcrest Cir
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.66441, -121.54798
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $642,000 ($565,000–$719,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$35,587 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Apr 18, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 5200 Natalie Walk (0.35 mi NE, issued). 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 (~$7,769/yr at $642,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$647/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:
- 8,140 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 481 HAWKCREST CIR
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 8,140 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $565,000 – $719,000 · 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 5200 Natalie Walk (Issued)0.35 mi NE
Active in "Issued" for 8 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.6 yr.
- New home at 3751 Rynders Way (Finaled / completed)0.34 mi N
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 1 permit).
- New home at 3754 Bayou Rd (Finaled / completed)0.35 mi N
High-impact scale (1 housing unit, 1 deed-restricted affordable, $232,362 declared valuation across 1 permit).
- New home at 3400 Callison Dr (Finaled / completed)0.41 mi NE
High-impact scale (1 housing unit, 1 deed-restricted affordable, $255,337 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Premier Pools Sacramento (1 on parcel, 5 in ½ mi · Pool / spa); DR Horton (158 in ½ mi · New single-family home); Connected Technology (14 in ½ mi · Remodel / interior alteration); Premier Pools (13 in ½ mi · Pool / spa); Ev Electric Residential (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2307618 | Plan revision / deferred submittal | Complete | App. Apr 18, 2023 | — | EPC - PERMIT CHANGES: EQUIPMENT LOCATION, POOL LOCATION, SPA SIZE, CORRECTED COVERSHEET SCOPE OF WORK TO INCLUDE BBQ GAS… |
| RES-2303584 | Pool / spa | Finaled | Iss. Feb 23, 2023 | $80,880 | EXPEDITED - In ground gunite swimming pool and spa. Gas line for spa heater. Solar stubs only for future solar panels (b… |