471 Wapello Cir
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.66224, -121.53125
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $522,000 ($459,000–$585,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Oct 21, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: NE Corner of Del Paso Road & El Centro Road (0.45 mi SW, 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 (~$6,401/yr at $522,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$533/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:
- 2,959 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 471 WAPELLO CIR
Zoning & Land Use
R-2B-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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: $459,000 – $585,000 · 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
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.45 mi SW
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- New home at 0 N Park Dr (Fee estimate)0.43 mi NE
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).
- Phase 1 - Homecoming Bldg. 100 (NE Corner) & Site work (Finaled / completed)0.33 mi SE
High-impact scale (20 housing units, $3,086,363 declared valuation across 15 permits).
- Phase 2 (Finaled / completed)0.46 mi SE
High-impact scale (20 housing units, $2,659,263 declared valuation across 29 permits).
Entity-resolved builders & contractors in ½ mile: Belle Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); KB Home Sacramento (122 in ½ mi · New single-family home); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (7 in ½ mi · Remodel / interior alteration); Wc Construction Services (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623554 | HVAC / heat pump | Issued | Iss. Oct 21, 2026 | $10,400 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |