1184 Willow Hill Ave
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63560, -121.48554
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 $511,000 ($450,000–$572,000).
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 (+$19,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 17, 2020).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Twin River Workforce Housing (0.43 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 (~$6,275/yr at $511,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$523/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:
- 5,000 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03150
- Addresses on lot:
- 1184 WILLOW HILL AVE
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-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 06067C0063J, 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: $450,000 – $572,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- Twin River Workforce Housing (Fee estimate)0.43 mi SW
In "Fee estimate" for 15 mo (since Aug 25, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (115 housing units, $32,315,300 declared valuation across 1 permit).
- Accessory dwelling unit at 1273 Old W Dr (In review)0.43 mi SW
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). habitable_sq_ft changed to "620" in snapshot Nov 1, 2026.
- 3740 Cedargate Way ADU (Entitled)0.19 mi W
In "Entitled" for 4.9 yr (since Dec 7, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 3736 Cedargate Way (Issued)0.18 mi W
Active in "Issued" for 4.8 yr (first record Jan 31, 2022) with no new permit activity recorded in 4.1 yr.
Entity-resolved builders & contractors in ½ mile: DR Horton (1 on parcel, 568 in ½ mi · New single-family home); Aaa Construction Services (2 on parcel, 4 in ½ mi · Addition (adds square footage)); Clark Wagaman Designs (9 in ½ mi · Addition (adds square footage)); Sac Pool Pros Service (6 in ½ mi · Pool / spa); River City Window And Door (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2021296 | Plan revision / deferred submittal | Complete | App. Nov 17, 2020 | — | REVISION TO RES-2014875:ADDING STEEL BEAM INSERT TO INCREASE MAX POST SPACING (L4.1); ADDING POST TYPE C2 (L4.2) POSTS A… |
| RES-2014875 | Addition (adds square footage) | Expired Permit | Iss. Oct 8, 2020 | $7,500 | Patio Cover 480 sf. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314; ***REVISION TO RES-2014… |
| RES-1916705 | New single-family home | Finaled | Iss. Sep 25, 2019 | $337,419 | SCIP-Plan 2529B-New 2 Story Single Family Residence-1st Floor: 1082, 2nd Floor: 1447, Garage: 438, Covered Porch: 119. … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).